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2024-12-02 - Ordinance 2024-0118 - APPROVING AN AMENDMENT TO THE SPECIAL USE AND PRELIM PLAN APPROVED BY ORD NO. 73-14 WITH ZONING VARIATIONS TO ALLOW CONSTRUCTION OF A FIRE STATION, COMMUNICATION TOWER AND ACCESSORY STRUCTURES AT 505 W DUNDEE RD 1 �� �i_ ORDINANCE 2024-0118 BUFFAi� AN ORDINANCE APPROVING AN AMENDMENT TO THE SPECIAL USE AND PRELIMINARY PLAN ��VE APPROVED BY ORDINANCE NO. 73-14 WITH ZONING VARIATIONS TO ALLOW CONSTRUCTION OF A FIRE STATION, COMMUNICATION TOWER AND ACCESSORY STRUCTURES AT 505 W DUNDEE ROAD WHEREAS the Village of Buffalo Grove is a Home Rule Unit pursuant to the Illinois Constitution of1970; and WHEREAS the real property ("Property") located at 505 W Dundee Road, IL is improved with Fire Station #25, an 80-foot communication tower and accessory structures in the R-1 One Family Dwelling District, and is hereinafter legally described in Exhibit A; and WHEREAS, in 1973, the Village Board approved Ordinance No. 73-14 granting a Special Use for a municipal fire station; and WHEREAS, in 2008,the Zoning Board of Appeals granted a height variation to allow the construction of an 80-foot communication tower on the subject property; and WHEREAS, FGM Architects, ("Petitioner") has filed a petition on behalf of the Buffalo Grove Fire Department, to allow the construction of a new fires station, communication tower and accessory structures on the property at 505 W Dundee Road, and is requesting the following approvals: 1. An amendment to the Special Use and Preliminary Plan approved by Ordinance No. 73-14; and 2. A Variation from Section 17.40.020 to allow the communication tower to be setback less than twice the height of the tower from residential property lines, and less than the height of the tower from non-residential property lines; and 3. A Variation from Section 17.32.30 to allow the communication tower to exceed the 60-foot height limitation; and 4. A Variation from Section 17.36.040 to allow fewer than 65 parking spaces on the site for a governmental service use; and WHEREAS the Planning & Zoning Commission held a public hearing on November 20, 2024, concerning the request; and WHEREAS the Planning &Zoning Commission made findings of fact and determined that the petition meets the criteria for Special Uses and Variations as set Page 1 of 6 smart.with heart. 50 Raupp Blvd, Buffalo Grove, IL 60089 t 847-459-2500/ vbg.org forth in the Buffalo Grove Zoning Ordinance, and as described in the minutes attached hereto as Exhibit C; and WHEREAS the Planning & Zoning Commission voted 5-0 to recommend approval of the requested Amendment to the Special Use and Preliminary Plan with Zoning Variations; and WHEREAS the Corporate Authorities of the Village of Buffalo Grove hereby determine and find that the requested Amendment to the Special Use and Preliminary Plan with Zoning Variations is reasonable and will serve the best interests of the Village; and WHEREAS, the proposed development shall be constructed in accordance with and pursuant to the following exhibits: EXHIBITA Legal Description ofthe Property EXHIBIT B Plan Set EXHIBIT C Draft Minutes from the November 20, 2024 Planning & Zoning Commission Meeting NOW THEREFORE BE IT ORDAINED by the President and Board of Trustees of the Village of Buffalo Grove, Cook and Lake Counties, Illinois, as follows: SECTION 1. The foregoing recitals are hereby adopted and incorporated and made a part of this Ordinance as if fully set forth herein. SECTION 2. The Corporate Authorities hereby adopt a proper,valid, and binding ordinance approving an Amendment to the Special Use and Preliminary Plan approved by Ordinance No. 73-14 with Zoning Variations to allow the construction of a fire station, communication tower and accessory structures on the property located at 505 W Dundee Road, subject to the following conditions: l. The proposed improvements shall be constructed in substantial conformance with the plans attached as part of the petition. 2. Final Engineering and the landscape plan shall be submitted in a manner acceptable to the Village. 3. Any directional or incidental signage added to the site shall be reviewed administratively by staff. 4. The Special Use is granted to the Village of Buffalo Grove Fire Department to operate at 505 W Dundee Road, which shall not run with the land. Page 2 of 6 smart.with heart. 50 Raupp Blvd, Buffalo Grove, IL 60089 ` 847-459-2500 t vbg.org 5. The Special Use granted to the Buffalo Grove Fire Department is assignable to subsequent petitioners seeking assignment of this special use as follows: i. Upon application of a petitioner seeking assignment of this Special Use, the Corporate Authorities, in their sole discretion, may refer said application of assignment to the appropriate commission(s) for a public hearing or may hold a public hearing at the Village Board. ii. Such assignment shall be valid only upon the adoption of a proper,valid, and binding ordinance by the Corporate Authorities granting said assignment,which may be granted or denied for any reason. SECTION 3. If any section, paragraph, clause or provision of this Ordinance shall be held invalid, the invalidity thereof shall not affect any other provision of this Ordinance. SECTION 4. This Ordinance shall be in full force and effect from and after its passage and approval and shall not be codified. AYES: 6-Johnson, Cesario. Ottenheimer. Stein. Bocek, Weidenfeld NAYES: 0- None ABSENT: 0- None PASSED: December 2, 2024 APPROVED: December 2. 2024 PUBLISHED: December 4. 2024 ATTEST: APPROVED: ���,��'�-ua���— Janet . irabian,Village Clerk Eric N. Smit , illage President - ;-- -- : : ' _�. : -_ � - Page 3 of 6 smart.with heart. 50 Raupp Blvd, Buffalo Grove, IL 60089 � 847-459-2500/ vbg.org EXHIBIT A Le�al Description Fire Station#25 SUBJECT PROPERTY COMMON ADDRESS: 505 W Dundee Road LEGAL DESCRIPTION: LOT 1 IN LEMKE SUBDIVISION, BEING A SUBDIVISION OF THE NORTH 495.0 FEET OF THE WEST 167.80 FEET OF THE EAST 1007.80 FEET OF THE EAST HALF OF THE NORTHEAST QUARTER OF SECTION 8, TOWNSHIP 42 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS PARCEL INDEX NUMBERS:03-08-201-017 Page 4 of 6 smart.with heart. 50 Raupp Blvd, Buffalo Grove, IL 60089 `� 847-459-25001 vbg.org EXHIBIT B Plan Set Fire Station#25 505 W Dundee Road Page 5 of 6 smart.with heart. SO Raupp Blvd, Buffalo Grove, IL 60089 '► 847-459-2500/ vbg.org EXHIBIT C Draft Minutes from November 20,2024,Plannin�&Zonin�Commission Meetin� Fire Station#25 505 W Dundee Road Page 6 of 6 smart.with heart. 50 Raupp Blvd, Buffalo Grove, IL 60089 '� 847-459-2500/ vbg.org � MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION HELD AT JEFFREY S. BRAIMAN COUNCIL CHAMBERS FIFTY RAUPP BLVD, BUFFALO GROVE, IL 60089, WEDNESDAY, NOVEMBER 20, 2024 CALL TO ORDER Chairperson Weinstein called the meeting to order at 7:30 PM. Roll call indicated the following were present:PZC Chairperson Weinstein, PZC Vice Chairperson Richards, PZC Commissioner Spunt, PZC Commissioner Davis, PZC Commissioner Schwart2. Absent: Commissioner Au, Moodhe, Saxena, and Worlikar. A quorum was established. Also present were: Deputy Director of Community Development Kelly Purvis, Associate Planner Andrew Binder, Deputy Public Works DirectorNillage Engineer Kyle Johnson, Village Attomey Patrick Brankin, and Trustee Cesario. PUBLIC HEARINGS/ITEMS FOR CONSIDERATION A. Consideration of a Petition for an Amendment to the Special Use approved by Ordinance No. 87-74 to allow a temporary fire station at the old Public Works facility at 51 Raupp Blvd. Depury Community Development Director Purvis, provided an overview of the subject property and the request. Jason Estes, FGM Architect, was sworn in on behalf of the Buffalo Grove Fire Department. He stated that the fire station facility will be temporary to help maintain fire operations during the replacement of Fire Station 25 and later by Fire Station 26 while their facility is being remodeled. He stated it's a short-term solution over the next two years, which makes a lot of sense economically and logistically during the construction and renovations. Com. Spunt asked why the fire trucks will not be utilizing Church Road and when it will be repaved. Deputy Fire Chief Shawn Collins �esponded that Fire Station 25 responds to all incidents south of Lake Cook Road and will only use Church Road on some occasions. The main route will be to use Raupp Blvd to Lake Cook Road to head south. Depury Public Works DirectorNillage Engineer Johnson stated that the bumps along Church Road are due to the concrete base. He continued by saying Church Road needs extensive work to be repaved, and that work is not on the schedule for this immediate year. Com Spunt asked, with the rough shape of Church Road, if the condition of the road would affect Fire's response. Coliins stated na Vice-Chairperson Richards sought clarification that this temporary fire station will serve both Fire Station 25 and 26 over the next two years, and the approval is for both, so they don't have to get approval twice. Purvis confirmed. Vice-Chairperson Richa�ds asked if there were any other public works services still left in the use of the existing building. Collins stated that all of the west portion of the building will be used for the Firehouse and the east portion will remain vacant. Johnson stated that the existing salt dome on the site is still there and fully stocked from last winter. So, Public Works will still use the existing salt dome while the stockpile is reduced down, but moving forward salt will be stored at the new facility at 1650 Leider Lane. Vice-Chairperson Richards asked if Fire has any issues with the current salt dome and if there will be any conflicts with Fire's operations. Collins stated there would be no issues. Com. Davis asked what are the long-term plans for this building after use as a temporary fire station. Purvis stated that at this time there is not a long term plan for the Public Works facility. She noted that all of the buildings on the Village Campus need extensive maintenance. It is possible if the Village can find a new facility for Village Hall and the Police Department that the entire campus would be available for redevelopment. Chairperson Weinstein inquired if any changes will be needed to the lighting, tra�c lights, or tra�c signaling due to this temporary use. Estes stated nothing is anticipated. The lights are already equipped with Opticon, which would be utilized by the department as necessary depending upon call response. Chairperson Weinstein asked for clarification regarding Special Use Standard #4, which states that the nature, location, and size of the buildings and structures involved in establishing the special use will not substantially impede or discourage the development and use of adjacent land and buildings in accordance with the zoning district in which they are located. He stated that the response indicated that there will be no changes to the lot or building size. He asked from your understanding and belief in your testimony, do you believe that having the fire station at this location will not hinder or discourage the development and use of adjacent land and buildings? Estes confirmed that he did not believe the temporary fire station would discourage development of adjacent property. Com. Spunt asked about the fire truck sirens and where trucks will be parked. Collins confirmed that the fire trucks will be parked inside and sirens will only be used when the trucks are responding to an emergency and traffic is present. The public hearing was closed. Vice-Chairperson Richards made a motion recommending approval of an Amendment to the Special Use approved by Ordinance No. 87-74 to allow a fire station to be temporarily located at 51 Raupp Boulevard, subject to the following conditions: 1. The proposed improvements shall be constructed in substantial conformance with the plans attached as part of the petition. 2. Any directional or incidental signage added to the site shall be reviewed administratively by staff. 3. The Special Use is granted to the Village of Buffalo Grove Fire Department to operate at 51 Raupp Blvd., which shall not run with the land. 4. The Special Use granted to the Buffalo Grove Fire Department is assignable to subsequent petitioners seeking assignment of this special use as follows: i. Upon application of a petitioner seeking assignment of this Special Use, the Corporate Authorities, in their sole discretion, may refer said application of assignment to the appropriate commission(s)for a public hearing or may hold a public hearing at the Village Board. ii. Such assignment shall be valid only upon the adoption of a proper, valid, and binding ordinance by the Corporate Authorities granting said assignment, which may be granted or denied for any reason. The motion was seconded by Com. Davis. Vice-Chairperson Richards spoke in favor of the motion, stating that it seems a bit luxurious to have an empty building available for a fire station when we need to build another one. He believes it makes sense to utilize the existing space. He mentioned that the planned use of the building will be functional, and while it may not feel luxurious in the interim, it will serve its purpose effectively. Overall, he noted that iYs a reasonable solution. Moved by Kevin Richards, seconded by Jason Davis to recommend approval. Upon roll call, Commissioners voted as follows: AYES: 5 Mitchell Weinstein, Kevin Richards, Marc Spunt, Jason Davis, Don Schwartz NAYS: 0 None ABSENT: 4 Amy Au, Adam Moodhe, Neil Worlikar, Sujat Saxena Motion declared Passed. B. Consideration of a Petition for an Amendment to the Preliminary Plan and Special Use approved by Ordinance No. 73-14, with Zoning Variations to allow the construction of a fire station, communication tower and accessory structures on the property located at 505 W. Dundee Road. Deputy Community Development Directo� Purvis, provided an overview of the subject property and the request. Jason Estes of FGM Architects, on behalf of the Buffalo Grove Fire Department, was sworn in. He stated the current facility is not cost-effective to replace or renovate. It was designed for older operations and no longer meets today's needs. He stated by using a temporary facility and renovating the station on-site, they can significantly reduce construction time. He continued that the narrow site requires us to maintain many of the existing site features while improving flow and functionality. We aim to preserve features like the stormwater management in front and rear parking. Currently, the rear parking is mostly used for trailers and storage, which can be moved to the new Public Works facility. This location is essential for the fire departmenYs response times, making it the optimal choice for their operations. Vice-Chairperson Richards requested clarification regarding the requests for variations. Purvis provided an overview of all variations being requested. She stated that the first is the building's setback from the west property line. It currently has a 10-foot setback, whereas it should meet the required setback of 16 feet and 10 inches. Additionally, there are setbacks required for the communication tower, which must be measured from the east and west property lines, as well as the south property line. Regarding the tower's height, the proposal is fo�a 100-foot tower, while the permitted height is only 60 feet. Finally, for parking, 65 spaces are required, but only 22 spaces are being provided. Vice-Chairperson Richards inquired about the tower, which currently stands at 80 feet on top of the building, bringing the total height to over 100 feet. Estes stated that the new tower will be very similar in height and that they will need it to continue their overall communication. Vice-Chairperson Richards asked about the setbacks and how far the distance is from the closet residential building to the tower. Purvis stated that the only residential property is to the south and stated the existing residential building will be roughly 173 feet from the new tower's location. Vice-Chairperson Richards stated, so it will almost be two times the height of the tower in case it were to fall. Estes stated that traditional tower protocols prioritize public safety by establishing a fall zone that matches the tower's height. For a 200-foot tower, the safety radius should also be 200 feet to account for potential storms. In cases of failure, towers generally collapse within a zone about 1.5 times their height. He noted that he believes the village has implemented a process that provides a safety factor greater than twice the tower height, which enhances safety further. Vice-Chairperson Richards stated that we are comfortable with that setback, we've got enough space that in the event of that lift and fall of the tower, we've got no concerns from a safety perspective. Estes stated that ideally, the tower should remain stable and not lift or fall. The type of tower you are operating should not behave that way under normal circumstances. However, based on the distance involved, I believe this situation is outside what we would typically expect to have to consider. Vice-Chairperson Richards asked if we know the distances of the buildings to east and west of the proposed tower location. Binder stated that the Bank to the west is approx. 180 feet to the tower and the church to the east is approx. 155 feet to the tower. Vice-Chairperson Richards stated that he feels good about the safety zone provided. Estes stated that this is likely the best location we can offer on the site, considering the limited width available. Placing it directly in the center of the parcel isn't a viable option for the station. Given these constraints, this location is the most suitable and balances the conditions outlined by the Commission. Vice-Chairperson Richards inquired about the 10-foot setback variation request, which was originally approved in 1973 when the building was constructed. He asked if there were any issues, concems, complaints, or comments from the neighboring properties. Purvis stated that the Village has not received any comments. Vice-Chairperson Richards asked about the landscaping plan and the removal and replacement of trees on the site. Estes replied that trees being taken out are nearest to the building. He also indicated that there will be a turnaround added in front of the station that will require removal of some trees. He stated that they are limited in where they can replant trees due to required parking, utilities, and stormwater. Vice-Chairperson Richards noted that the Village aims for a one-to-one replacement: for every tree that comes out, one tree should be planted in its place. He asked if Estes knows the ratio of removal to planting. Estes stated that they will have 1-1 replacement of trees. Michael Schauer, 688 Chrstine Lane, Wheeling, representing Kingswood United Methodist Church on the east side of the property, stated that the fire department has been great neighbors but asked how the new fire station will impact the Church property. He asked if the drive aisle will get any closer to their property. Brian Wesolowski, Gewalt Hamilton Associates, stated that the entrance off Dundee will remain the same, but the driveway on the east side of the fire station is currently too narrow for two larger vehicles. To improve this, they plan to widen the drive lane from 20 feet to a more standard width of 24 feet. The public hearing was closed. Vice-Chairperson Richards made a motion to recommend approval of an Amendment to the Preliminary Plan and Special Use approved by Ordinance No. 73-14, as well as Variations from the Zoning Code for the building setback, the communication tower height and setbacks from the interior and rear property lines, and for a reduced number of parking stalls all to allow the construction of a new fire station, communication tower and accessory structures on the property located at 505 W Dundee Road subject to the following conditions: 1. The proposed improvements shall be constructed in substantial conformance with the plans attached as part of the petition. 2. Final Engineering and the landscape plan shall be submitted in a manner acceptable to the Village. 3. Any directional or incidental signage added to the site shall be reviewed administratively by staff. 4. The Special Use is granted to the Village of Buffalo Grove Fire Department to operate at 505 W Dundee Road, which shall not run with the land. 5. The Special Use granted to the Buffalo Grove Fire Department is assignable to subsequent petitioners seeking assignment of this special use as follows: i. Upon application of a petitioner seeking assignment of this Special Use, the Corporate Authorities, in their sole discretion, may refer said application of assignment to the appropriate commission(s) for a public hearing or may hold a public hearing at the Village Board. ii. Such assignment shall be valid only upon the adoption of a proper, valid, and binding ordinance by the Corporate Authorities granting said assignment, which may be granted or denied for any reason. Com. Davis seconded motion. Commissioner Spunt mentioned that he often hears that people don't visit fire stations. He encouraged everyone to take the time to visit their local stations and see all the great equipment they have. He expressed disappointment that it appears the ambulance bays may not be included in this project. He emphasized that if the Village is going to build this new station, they should fully commit to providing everything necessary for the firefighters. He looks forward to seeing a new and improved fire station. Purvis clarified that if the bays are removed from the current scope, the bays could be added on during a later phase. Chairperson Weinstein spoke in favor of the motion noting that the structure in question is relatively small, and given the current size of the lot, we are effectively doubling the building's size without altering any existing setbacks—all setbacks will still be met except for the one on the west side of the building. The only significant issue seems to be related to the height of the tower but he believes that it has been adequately addressed to the Commission's satisfaction. Moved by Kevin Richards, seconded by Jason Davis to recommend approval. Upon roll call, Commissioners voted as follows: AYES: 5 Mitchell Weinstein, Kevin Richards, Marc Spunt, Jason Davis, Don Schwartz NAYS: 0 None ABSENT: 4 Amy Au, Adam Moodhe, Neil Worlikar, Sujat Saxena Motion declared Passed. REGULAR MEETING A. Other Matters for Discussion B. Approval of Minutes - October 16, 2024 Meeting Moved by Kevin Richards, seconded by Jason Davis to approve the minutes from October 16th, 2024. Upon roll call, Commissioners voted as follows: AYES: 5 Mitchell Weinstein, Kevin Richards, Marc Spunt, Jason Davis, Don Schwartz NAYS: 0 None ABSENT: 4 Amy Au, Adam Moodhe, Neil Worlikar, Sujat Saxena Motion declared Passed. C. Chairperson's Report None. D. Committee and Liaison Reports Com. Spunt provided an overview of the Nov. 4th Village Board meeting. Vice-Chairperson Richards provided an overview of the Village Board Budget meeting on Nov. 18th. E. Staff Report/Future Agenda Schedule Staff provided an overview of the upcoming meeting schedule. They noted that the meeting on December 4th will be canceled, and it is likely that the meeting on December 18th will also be canceled. With New Year's Day falling on a Wednesday, the next meeting is expected to be held on January 15th. However, the staff may look to schedule a training session for PZC members sometime in January and will be polling the Commissioners for dates soon. F. Public Comments and Questions All comments will be limited to 5 minutes and should be limited to concerns or comments regarding issues that are relevant to Planning and Zoning Commission business and not on the regular agenda for discussion. ADJOURNMENT The meeting was adjoumed at 8:19 p.m.