2009-06-17 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission
Document Type: ❑A e
g nda 0 Minutes
Meeting ate: 06/17/2009
Type of Meeting:
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
June 17, 2009
Willow Stream Park, 600 Farrington Drive
Amendment of a special use in the R-4 District concerning
Renovations of the pool house, swimming pool and construction of a water slide
Vice Chairman Smith called the hearing to order at 7;30 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Vice
Chairman Smith 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: Vice Chairman Smith
Ms. Bocek
Mr. Khan
Mr. Stark
Mr. Cohn
Mr. Weinstein
Commissioners absent: Chairman Ottenheimer
Mr. Teplinsky
Ms. Myer
Also present: Mr. Michael Rylko, Executive Director, Buffalo Grove Park
District
Mr. Dan Schimmel, Buffalo Grove Park District
Mr. Ted Haug, Legat Architects
Ms. Beverly Sussman, Village Trustee
Mr. William Raysa, Village Attorney
Mr. Robert Pfeil, Village Planner
The following exhibits were presented by the petitioner at the public hearing:
Exhibit 1: Site Plan of pool house, undated
Exhibit 2: Bath house plan
Exhibit 3: Bath house elevations
Exhibit 4: Memo from Robert Pfeil to the Plan Commission dated June 12, 2009.
Exhibit 5: Roof shingle sample— Timberline (type); Shakewood ("light brown" color)
by GAF
Exhibit 6: Sample board of proposed building materials
Mr. Michael Rylko, Executive Director, Buffalo Grove Park District stated Willow Stream pool
was opened in 1973 and needs a facelift. He stated they started the process in fall of 2006, held a
public hearing at the park district in the spring of 2007 and gathered a great deal of input from
citizens. The plan has changed many times to the plan that is presented today. He noted the
project was becoming very costly so they have cut the project back quite a bit. He stated they
have a $400,000 grant from the Illinois Department of Natural Resources as a matching grant
toward the project and another $100,000 grant toward the project.
Mr. Rylko stated the water slide will be a light blue fiberglass slide with a support tower of
galvanized steel and stainless steel hardware. It will be painted white. The slide will be 192 feet
long. The top of the platform is 22 '/z feet high.
Mr. Ted Haug of Legat Architects stated they are proposing a small front reception control area
to the front of the pool on the north side of the pool underneath the existing canopy which is
currently there. They are basically extending walls up underneath the canopy.
Mr. Haug stated they are basically gutting the bath house on the interior to do renovations to
meet the changing needs of the community. The entry into the addition is a reception area with a
small storage room. Below the bath house is a guard house with a storage area with two
overhead doors into the storage area and a couple of doors with glass looking out onto the pool
deck from the guard house area. They have also included a drinking fountain in the guard house
and a small sink in case of emergency.
Mr. Haug reviewed the bath house elevation stating the top is the north elevation, noting the
materials will be masonry construction for durability. They were able to find the exact match for
the face brick. They are also re-roofing the facility because the facility because the roof has
aged. They will go with an architectural laminated shingle so it will look richer than what is
currently there and the color will be lighter so it does not get as warm.
Commissioner Stark asked how far to the circular area will the extension go.
Mr. Rylko stated it will only go to the existing eave.
Commissioner Stark asked what changes have occurred in the community that require changes in
the bath house.
Mr. Rylko stated they are adding two family changing rooms as there is always a demand for
that. In doing that they lost interior space which is why they had to build a separate guard house
and storage area for first aid and guard's office. The bath house did not meet ADA requirements
as it should with the pitches of the drains. So the floors will all need new plumbing and fixtures
and the redesign of the interior.
Commissioner Stark asked if there will be a lifeguard at the top of the slide.
Mr. Rylko stated there will probably be a lifeguard at the bottom and an attendant at the top.
Commissioner Bocek asked if they had a sample of the roof materials.
Mr. Rylko stated they do not have it.
Commissioner Bocek asked why the height of the slide could not be reduced to meet with the 15
foot restriction.
Mr. Rylko stated not really because it would not be any fun as you would be going so slow
someone behind you would have to push you down.
Commissioner Stark asked how high the umbrellas are around the children's' pool area. He
asked how far from the backyards the slide would be.
Mr. Rylko noted from the backyards you can see the circular area of the playground, the bath
house and then probably the top of the slide. He stated they have done landscaping behind those
homes there. They had planted a series of evergreen trees. They had met with the three
homeowners there, showed them the landscape plan and they all signed off. One family wanted
bushes so they could see the playground and the bath house so they put lower height bushes in
for them.
Commissioner Cohn asked if any resident or neighbor expressed any concern about the slide
being higher than 15 feet at the park public hearing.
Mr. Rylko stated no. He stated the only concern at the public meeting and afterward with
petitions was the fact that the diving board was being eliminated. There was no objection to the
slide.
Commissioner Weinstein asked if the 22'/z feet top of the slide is the exact top measurement for
the railing on top of the slide.
Mr. Rylko stated it is the height for the top of the platform and the railing is about four feet high.
Commissioner Weinstein noted the structure is therefore now 26 '/z feet to the highest point. He
asked what the highest point in the pool area is now.
Mr. Schimmel stated it is about 14 feet.
Commissioner Weinstein noted there had been other changes to the pool contemplated.
Mr. Rylko stated in previous phases there were other things considered. When they got into
doing soil borings it got to be too expensive.
Commissioner Khan asked what the timeline for construction is.
Mr. Rylko stated they would hopefully start at the end of August when they close down. They
will be done for the opening in June, 2010.
Commissioner Rylko asked if all construction would be kept within the fenced in area and he
asked if any of the structure will be going over any pervious surface at this time.
Mr. Rylko stated the guard house will be partially on the existing concrete and partially on the
turf.
Commissioner Khan asked if that would trigger any stormwater management issue.
Mr. Haug stated it was so minor that it would not create any problem.
Commissioner Bocek asked how to approve or review the appearance without at least samples of
the roof.
Mr. Pfeil suggested that approval could be made subject to provision of a sample before
scheduling an ordinance for consideration by the Village Board.
Commissioner Bocek asked if the variance should really be 26'/z feet regarding the height of the
water slide.
Mr. Pfeil suggested that the recommendation concerning the variation for the height of the slide
be referenced to a total height of 26'/z feet to accommodate the safety railing.
Mr. Rylko indicated that one of his staff members will get the sample board of the roof shingle
and bring it to this evening's hearing.
Mr. Di Wang, 550 Crown Point Ct., noted his concern with the already crowded conditions in
this area of Willow Stream Park. He feels a better solution would be to redirect the public to a
different park instead of renovating the already crowded Willow Stream Park. He is concerned
that this renovation will bring in more traffic and become even more crowded impacting the
neighborhood environment.
Mr. Sergey Oleynichenko, 548 Crown Point Ct., noted his concern with the time of construction
regarding noise. He said that noise pollution has steadily increased in this area of the park. More
and more people are coming to the pool and to play frisbee golf. The young people who play
frisbee golf are loud, and they smoke, drink, and use obscene language. He suggested relocating
the frisbee golf to Busch Grove Park. He further noted his concern with noise from the
swimming pool, and wondered how much more noise would be generated by the water slide. He
said that the music from the pool is audible at his home, and he asked if the music will be louder
and more frequent due to the proposed water slide.
Vice Chairman Smith suggested that Mr. Oleynichenko also make contact with the Park District
Board regarding the various issues that he is raising concerning current uses at Willow Stream
Park.
Mr. Rylko stated that the pool capacity will remain the same as it is today after the addition of
the water slide. The bather load is dictated by the square footage of deck space and water
surface. In terms of construction noise, the loudest machinery will probably be a back hoe or a
cement truck. The other work will be indoor. He said that construction hours will be in
compliance with Village regulations and start at about 7:00 AM.
Mr. Rylko stated that the outdoor music complies Village code, which sets a maximum decibel
level.
Commissioner Weinstein asked if there are any statistics on how many passes are sold annually
and what the numbers have been over the past few years and any projection for sale of passes
after the construction is completed.
Mr. Rylko stated the numbers have been pretty flat for the last 6 to 8 years as many other
neighboring communities have larger water slides and overall swimming pool amenities.
Mr. Schimmel stated that about ten years ago 900 passes were sold. Now sales are in the 350 to
400 range. Total attendance at the pool is about 23,000 during for the summer. He stated that the
renovations and new water slide are not likely to result in a large increase in attendance at the
pool, especially since the peak usage is in the mornings for day camps. Because of the usage
patterns they have been closing the facility by about 7:30 PM in the evening.
Commissioner Weinstein asked if within the past 2 to 3 years the pool as ever reached capacity.
Mr. Schimmel stated no.
Mr. Rylko noted that the residents adjacent to the park should call 911 if they see anyone
smoking or drinking in the area.
Mr. Wang asked for information about the number of users at the spray and play park which he
thinks is under—used.
Mr. Rylko stated the spray and play is designed for toddlers and children under 10 years of age.
He noted that when the weather is favorable, the spray and play facility is very popular. The
facility generates more revenue that the pool.
Mr. Pfeil commented that if residents have concerns or issues with the management and use of
park facilities they should make the Park District Board aware of the concerns. If there are issues
about noise or questionable behavior by people at the park, residents can notify the Village
Police Department. The Village will work with the Park District to control problems and
strongly discourage inappropriate behavior that affects adjacent residents.
Mr. Haug presented the sample shingle and color board. He noted that the shingle color is
"Shakewood" by GAF Timberline.
Trustee Sussman commented that the proposed water slide will be fun for people using the pool
facility, and she looks forward to seeing it in operation.
There being no further comments or questions from anyone else present, Vice Chairman Smith
closed the public hearing at 8:10 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
ERIC SMITH, Acting Chair
Board or Commission: ❑ Plan Commission
Document Type: 0 A e
g nda 0 Minutes
Meeting ate: 06/17/2009
Type of Meeting: ❑ Regular Meeting
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
June 17, 2009
Willow Stream Park, 600 Farrington Drive—Amendment of a special
Use in the R-4 District concerning renovations of the pool house.
swimming pool and construction of a water slide
Heidner Properties, 1200 Dundee Road—review of Preliminary
Plan and appearance package in the B-3 Planned Business
District—Workshop #1
Vice Chairman Smith called the meeting to order at 8:10 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Vice Chairman Smith
Ms. Bocek
Mr. Khan
Mr. Stark
Mr. Cohn
Mr. Weinstein
Commissioners absent: Chairman Ottenheimer
Mr. Teplinsky
Ms. Myer
Also present: Mr. Michael Rylko, Executive Director, Buffalo Grove Park
District
Mr. Dan Schimmel, Buffalo Grove Park District
Mr. Ted Haug, Legat Architects
Mr. Rick Heidner, Heidner Properties, Inc.
Mr. Christopher Goluba, Attorney
Mr. Thomas Scesniak, Thomas Scesniak Associates
Ms. Beverly Sussman, Village Trustee
Mr. William Raysa, Village Attorney
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES—None
COMMITTEE AND LIAISON REPORTS
Commissioner Weinstein attended the Village Board meeting on June 15, 2009 and noted the
child day care home at 21 Chestnut Terrace was not approved. He said that a petition for a
special use to operate a recreation facility in the Industrial District at 1701 Leider Lane was
referred to the Plan Commission. The proposal is a sizable volleyball facility. Also, the Board
approved a special use for retail sales in the Industrial District at 1367 Barclay Boulevard for
Xpedx, a company that sells paper and related products. Xpedx is primarily a wholesale
operation, but there will be a small retail operation. The Village Board handled the public
hearing since the project is very limited in scope and potential impacts on other properties.
WILLOW STREAM PARK, 600 FARRINGTON DRIVE — AMENDMENT OF A SPECIAL
USE IN THE R-4 DISTRICT CONCERNING RENOVATIONS OF THE POOL HOUSE AND
SWIMMING POOL AND CONSTRUCTION OF A WATER SLIDE
Moved by Commissioner Weinstein, seconded by Commissioner Khan to recommend approval
to the Village board of the petition for amendment of the special use for Willow Stream Park in
the R-4 District concerning proposed renovations of the pool house and swimming pool and
construction of a water slide approximately 26.5 feet in height, including a 4 foot railing, which
is a variation of Section 17.32.030.A. of the Village Zoning Ordinance to allow an accessory
structure to exceed 15 feet in height.
Vice Chairman Smith called for a vote on the motion and the vote was as follows:
AYES: Smith, Bocek, Khan, Stark, Cohn, Weinstein
NAYS: None
ABSENT: Ottenheimer, Teplinsky, Myer
ABSTAIN: None
The motion passed 6 to 0.
HEIDNER PROPERTIES, 1200 DUNDEE ROAD — REVIEW OF PRELIMINARY PLAN
AND APPEARANCE PACKAGE IN THE B-3 PLANNED BUSINESS CENTER DISTRICT —
WORKSHOP 91
Mr. Chris Goluba, attorney for Heidner Properties, stated that no variations of Village ordinances
are being requested concerning the proposed plan. He noted the plan proposes remodeling of the
existing building for use by a single tenant.
Mr. Thomas Scesniak stated he is the architect for Heidner Properties concerning renovation the
existing building which was previously used as an ExxonMobil gas station. The structure is very
simple. Some new construction will be done to the roof area to screen the rooftop mechanical
equipment. The roof—top screening will wrap all the way around the building with scuppers in
the rear and drains to keep the roof clean and move water from the building to the site drainage
system. The wall material is a cementitious board produced by the James Hardie Company. No
major changes are proposed to the site. The parking spaces will be lined as shown on the site
plan. The driveways on Dundee Road and Arlington Heights Road will remain in the present
locations. Letters have been provided to the Village from the Cook County Highway Department
and Illinois Department of Transportation (IDOT)indicating that use of the existing driveways is
acceptable. He stated that the site has no additional stormwater requirements as explained in the
letter from Norman Toberman & Associates, who reviewed the plan with IDOT and the Village
Engineer.
Mr. Scesniak stated the landscaping on the site is mature and has been recently been cleaned up
enhanced. He said that the overall proposal is intended to enhance the building and site in order
to market it to potential tenants.
Commissioner Bocek asked if the renovation plans are focusing on making the building more
marketable to a range of possible tenants. She noted that any specific user is probably going to
have needs that will require additional renovations to the building.
Mr. Scesniak stated they are not anticipating that. The tenant will have to accept the building
with the renovations as now proposed by the owner.
Commissioner Bocek asked who they will be marketing to.
Mr. Heidner stated they want to fix up the property for a tenant and if that tenant wants to change
anything, they will come to the Plan Commission first. It will probably be just a single user retail
store.
Commissioner Bocke asked if a separate appearance review team process will be needed.
Mr. Pfeil suggested that the Plan Commission handle appearance review as part of the current
site plan review process.
Commissioner Bocek said that she wants to make sure that the renovations are done carefully to
avoid wasting money if further changes are needed to accommodate a tenant's needs. She noted
that usually the Commission is working with plans for specific types of users. In the current
proposal, there is no information concerning the potential users that may occupy the building.
Mr. Heidner stated the property is costing him about $8,000 a month for financing and property
taxes. He will try to do everything possible to make the property attractive to a single user.
When the time is right for a complete redevelopment of the site, a new site plan will be
submitted for review.
Commissioner Bocek said she has no objection to the current proposal for re—use of the existing
building. She noted that the plans to re—surface the paved areas and enhance the landscaping are
nice improvements to the site. She suggested that the exterior treatment of the building be done
with more attention to color and overall enhancement the building appearance.
Commissioner Khan asked when the improvements would be finished.
Mr. Scesniak said the renovations will probably take 30 to 40 days, weather depending.
Commissioner Khan noted his concern that the peak summer months are not conducive to
planting new trees and shrubs.
Mr. Scesniak stated the landscaping is currently mature. If they decide to add new items, it
would be done in the fall.
Commissioner Khan recalled discussions about cross easements and opening the parking lot
between the shopping center and this site.
Mr. Heidner stated there has been no positive response from the shopping center owner. He
noted he thinks it would be great for both properties to have a shared access connection, but it
does not seem likely.
Commissioner Khan asked if Mr. Heidner has considered selling this parcel to the shopping
center owner.
Mr. Heidner said he asked the shopping center owner if he would be interested in buying the
parcel, but no offer to purchase has been made.
Commissioner Weinstein asked if there will be any changes to the trash enclosure and
mechanicals on the roof.
Mr. Scesniak stated they are raising the roof surround to screen the mechanicals on the roof. As
far as the trash enclosure, there is a large transformer at one end of it. The other part of the trash
enclosure will be renovated and made into a better looking facility and painted to match the
building.
Trustee Sussman asked if one of the 9 parking spots will be handicapped accessible.
Mr. Heidner said that the site plan shows one accessible space on the west side of the building
closest to the entrance. He stated they will have to renovate the ramp to make it accessible.
Trustee Sussman asked if the ground has been checked for gasoline leakage per OSHA
requirements.
Mr. Heidner stated the clearances have already been given.
Mr. Goluba stated when ExxonMobil leaves a site, it removes the underground storage tanks and
a report is generated which determines whether or not there are any issues. ExxonMobil remains
responsible for cleaning up this property. He further noted they were able to get indemnification
from ExxonMobil for five years and they remain active in the remediation of the property.
Mr. Pfeil asked if there is a copy of the documentation relative to the former gas tanks and
current environmental conditions on the property.
Mr. Goluba he can obtain this information from the IEPA.
Commissioner Cohn stated the Illinois EPA project manager in the underground storage tank
division can provide pertinent records and information about environmental conditions at the site
and remediation status.
Vice Chairman Smith asked if another workshop would be required or if this can go to public
hearing.
Mr. Pfeil indicated that a hearing is not necessary since the proposal only involves renovation of
the existing building and no major changes to the site plan. The appearance review is up to the
Pan Commission. The Commission can determine if the information presented this evening is
adequate or if more review is necessary.
Commissioner Bocek said no other meeting is necessary, but she recommended considering
changing the exterior building color palette slightly.
Commissioner Khan stated he does not see the need for another workshop. He stated he would
like to see the developer move forward to complete the improvements and get the building
leased.
Mr. Raysa suggested the petitioner be asked to provide written evidence of the status of the
underground storage tanks.
Vice Chairman Smith asked if a motion was necessary on this.
Mr. Pfeil said that a motion is needed, and if there are any other issues concerning the exterior
building appearance, these items should be included in the motion.
Moved by Commissioner Weinstein, seconded by Commissioner Khan to recommend approval
to the Village Board of the Preliminary Plan and appearance package in the B-3 Planned
Business Center District concerning renovation of the existing building at 1200 Dundee Road,
subject to providing evidence regarding the status of the cleanup concerning the former
underground fuel tanks on the property.
Vice Chairman Smith called for a vote on the motion and the vote was as follows:
AYES: Smith, Bocek, Khan, Stark, Cohn, Weinstein
NAYS: None
ABSENT: Ottenheimer, Teplinsky, Myer
ABSTAIN: None
The motion passed 6 to 0.
CHAIRMAN'S REPORT—None
FUTURE AGENDA SCHEDULE
Mr. Pfeil said that the next meeting is scheduled for July 1, 2009.
PUBLIC COMMENTS AND QUESTIONS—None
STAFF REPORT—
Mr. Pfeil indicated that the Village Board has raised the question of whether the regulations
concerning the proximity of child day care homes in a neighborhood need to be revised. He said
that staff is surveying other communities concerning has distance parameters and other
regulations concerning child day care homes.
NEW BUSINESS—None
ADJOURNMENT
Moved by Commissioner Bocek, seconded by Commissioner Weinstein and carried unanimously
to adjourn. Vice Chairman Smith adjourned the meeting at 8:45 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
ERIC SMITH, Acting Chair