2009-03-18 - Plan Commission - Minutes Board or Commission: ❑ Plan commission
Document Type: ❑A e
g nda 0 Minutes
Meeting ate: 03/18/2009
Type of Meeting:
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
March 18, 2009
Twin Creeks Park, 401 Aptakisic Road—Amendment of a
Special use to allow construction of a parking lot expansion
On the adjoining parcel zoned R-7
Acting 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.
Acting 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: Mr. Smith
Ms. Bocek
Mr. Khan
Mr. Teplinsky
Mr. Stark
Ms. Myer
Mr. Weinstein
Commissioners absent: Mr. Ottenheimer
Mr. Cohn
Also present: Mr. John Green, Groundwork, Ltd.
Mr. Dan Schimmel, Buffalo Grove Park District
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 1: Overall Site Layout Plan, dated February 16, 2009
Exhibit 2: Final Site Plan, dated February 16, 2009
Exhibit 3: Final Grading/Utility Plan, dated February 16, 2009
Exhibit 4: Final Landscape Plan, dated February 16, 2009
Exhibit 5: Memo from Mr. Robert Pfeil to the Plan Commission, dated March 13, 2009
Exhibit 6: E-mail to the Plan Commission from Sue Zentner, dated March 18, 2009
Group
Exhibit 7: Pictures of flooding
Exhibit 8: Base Flood Elevation within the Project Vicinity
Mr. John Green of Groundwork, Ltd. Stated the parcel is owned by the Village and the reason
they are here is because Twin Creeks Park is an existing special use. When a special use adds
more than 20 parking spaces a public hearing is required. They are proposing to add 22 parking
spaces plus 2 van spaces minus one space which will be converted into a handicapped space on
the existing site; it puts them over the 20 parking space threshold.
Mr. Green stated Twin Creeks Park is an existing park of about 6-6.5 acres. The parcel in
question is a Village parcel immediately to the west of Twin Creeks Park that is about 1.35 acres
in area. When the Twin Creeks Park was originally done a driveway was created that straddled
both the park parcel and the Village parcel so that no additional curb cuts would need to be
created when or if the Village parcel did any development in the future. They are continuing to
use that shared entrance and will be feeding directly off of that so they are continuing to honor
that commitment. When Twin Creeks Park came about there were certain requirements that
were necessary for its development. There were also certain stipulations that were provided by
the Park District for uses and needs to be filled. One of the elements of the park was for the
inclusion of a buddy baseball field. That has become a centerpiece of this park. When the
buddy baseball field opened they tried to maximize the parking at that time for the original park.
However, when the ball field became operational they found that this particular use was
embraced by a large segment of the population. There are now several games per week during
the summer months and parents, grandparents and friends come along and as a result parking has
become a problem there. There have been discussions between the Village and the Park District
about the opportunity to provide a shared lease for this parcel. That parcel is currently zoned
R-7 which is multi-family housing. They are not proposing to change the zoning on that parcel
but merely to add the parking onto it as a special use. The existing Twin Creeks is R-1 zoning.
Mr. Green stated they have tried to incorporate the parking lot into the site very naturally. The
proposed parking lot is feeding off from the existing driveway. The driveway now curves to the
east and they will just soften it and move to the left from there. It was important to have
appropriate emergency vehicle access and also so that vans that they are creating two van
parking spaces for could get in and out with ease. The parking lot is situated 50 feet south of
Aptakisic Road. The setback there is 25 feet under the R-7 zoning. However, the R-1 zoning
had the larger setback and they have maintained that setback. They also are using that in
addition to maintain the natural grade as much as possible. The parking lot would be situated a
minimum of 70 feet from the south lot line and 150 feet from the west lot line and about 50 feet
from the east lot line. There is an existing flood plain line that runs through the south and west
part of the site which will not be touched. There is also a buffer required from flood plain and
wetland and they have exceeded that buffer. They are proposing to create the parking lot in an
extremely natural fashion. The total amount of piping necessary for this site is 15 feet. He
stated there are no drains in this parking lot. Its peak is in the center and it pitches gradually to
the outside edge. They are creating slots in the curb at six points on the outside edge so the
water actually naturally drains off of the parking lot naturally over the land and into a wetland
they are creating. It is an additional wetland that they are developing.
Mr. Green stated they are letting the water roll off naturally and run into the wetland which
becomes a natural filter and then the wetland bottom is a regular wetland which means the
bottom of it undulates between about 3 inches below the normal water line and 6 inches above
the normal water line so that the wetland vegetation is the same as what you find around the site.
It then naturally drains through an overflow out into the existing wetland. That is done through a
system of interlocking pavers that grass grows through.
Mr. Green noted there is no ice skating facility on this side of the Village. As such by creating
the parking lot in this fashion it can be flooded in the winter and used as an ice skating area. The
total parking lot is about 100 feet long and 63 feet wide so that will allow it to be filled with
water ranging from 2 '/2 inches to about 7 inches and the curb becomes the barrier for the water
in the winter. It is also set up so that if it snows or rains on top of that because of the way it is
designed it just naturally flows right off.
Mr. Green stated they did not want to challenge any of the setbacks, buffers or natural conditions
of the site which is why they have limited it to the 22 parking spaces plus the 2 van spaces. In
addition there would be a landscaping plan with a large number of trees added to the site. There
are a total of 14 trees on the site that would be removed such as box elders, cottonwoods and
those types of trees. They are only in the area where the parking lot would occur. All of the
trees that exist regardless of the species that are there now will be retained. In addition to that a
series of evergreen and deciduous plants will be added. He noted they are including weeping
willows which are very fast growing and thick trees which help stabilize the soil. All of this is
designed so that the wetland they are creating, while it is also their detention is also a filter. The
water that is leaving this area will actually be cleaner than water taken through a normal piping
system. In order to do that it had to work naturally and that is why it meanders around the site
because the water itself has to move slowly.
Mr. Green stated the lot itself will primarily be used as a parking lot during the summer months
for buddy baseball. There are no lights and no night games are played and there cannot be light
at the buddy baseball field unless this Village approves them. The winter use is for the skating
rink and there are lights proposed for the parking lot. There is an ordinance that requires lighting
of parking lots. They will be matching the lights that are at the existing parking lot on the site.
All of the lights on the south side of the lot and west side of the lot have screens on the back.
Mr. Green reviewed the special use criteria noting that this is an existing special use so the
special use criteria for the uses were reviewed when Twin Creeks Park was created. He stated
the special use:
Will serve as a public convenience at the location of the subject property and will not be
detrimental or endanger public health, safety, morals or general welfare. It will actually
enhance public safety, welfare, and health.
The size and location of this special use and the nature and intensity of the operation shall be
in relation to the special use and the location of the site with respect to the streets giving
access and shall be in harmony with the appropriate, orderly development of the district.
This is as it was proposed and the single driveway is there and was shared and built
specifically so this type of movement off of one driveway could happen without having
to add additional curb cuts or driveways.
The special use will not be injurious to the use and enjoyment of other property immediately
in the vicinity of the subject property and permitted in such zoning district and will not
substantially diminish and impair the other property. This proper is surrounded by other
open space which is a wetland and flood plain area. That surrounds both the south and
west of this lot with an average width to the south of about 210 feet and an average width
to the west of about 190 feet to any adjacent property.
The nature, location and size of the buildings or structures of the special use will not impede,
substantially hinder or discourage the development and use of adjacent land. Adjacent
land is already developed and this will not hinder or affect the use and/or its
development.
Adequate utilities, access roads and drainage exist.
Parking area shall be of adequate size for the special use. That is exactly why they are here
as the parking needs to be of adequate size for the special use as has been demonstrated
by the use.
Commissioner Bocek asked where cars are parking now.
Mr. Green stated they often park up and down Aptakisic Road.
Commissioner Teplinsky asked how many occasions per season is there a need for cars to park
up and down Aptakisic Road.
Mr. Green stated games are played three days per week and the popularity of the games has been
growing. He noted they had not considered in the original program is the fact that this is buddy
baseball which means they come with buddies and partners. They have secured over 200 buddies
that have volunteered to come to help and many of them also drive over.
Commissioner Teplinsky asked at what time the lights turn off.
Mr. Green stated the parks close down at 10:00 p.m. and the lights go off at that time.
Commissioner Stark asked if the buddy baseball games are mostly on the weekends.
Mr. Green stated they have games two evenings per week as well as they are during the summer
and on Saturdays. There are a few games on Sundays.
Commissioner Stark asked how the lot will be flooded in winter if the water just drains out.
Mr. Green stated they simply put up a piece of wood behind it and sandbags.
Commissioner Stark asked if wetlands are graded in terms of quality and how this project will
change it.
Mr. Green stated this is a good quality wetland. He noted they will actually be adding wetland.
Instead of building a detention pond they are building an additional wetland.
Commissioner Khan asked if there are any parking restrictions on Aptakisic Road right now.
Mr. Green stated no.
Commissioner Khan asked why then we cannot just park there and take one lane down.
Mr. Green stated you do not want to park on the lane as there is no curb there. For parking to
happen there it must be off of the road on the gravel. He also noted they have just added a
bikepath along the side there.
Commissioner Khan asked if the petitioner is sure they are not cutting the lifeline of the wetland
by putting a parking lot at this location.
Mr. Green stated no.
Commissioner Teplinsky asked if there would be no need to seek this amendment if they were
only seeking 19 parking spaces.
Mr. Green stated it would then be a minor change.
Mr. Pfeil stated the 20—space standard is from the Development Ordinance. This is the trigger
point at which a preliminary plan review is needed. That could be independent of a zoning
action, but in this case, the construction of a parking lot is what creates a need for an expanded
special use for the overall development.
Commissioner Myer asked how close the bike path is to the shoulder parking.
Mr. Green stated he does not have that information.
Commissioner Weinstein asked if the people on the overflow parking have been using the north
side of Aptakisic or strictly the south side.
Mr. Green stated they mainly use the south side.
Commissioner Weinstein asked how many trees will be removed.
Mr. Green stated 14 trees are being removed, 1 is being relocated. One other tree is being
removed that is considered to be a decent specimen tree, green ash. However, it is too big to
move successfully.
Commissioner Weinstein asked how many trees are being added.
Mr. Green stated they are adding 3-6 weeping willows and they are adding about 40 trees.
Commissioner Weinstein asked if the weeping willows are being wrapped around all sides of the
parking lot.
Mr. Green stated the willows are being added primarily on the south side of the parking lot. To
the west locusts are being added and evergreens are being added to the north and south.
Commissioner Smith asked what months the games are usually held.
Mr. Green stated July and August are primary and a few in September.
Commissioner Smith asked what percentage of time overflow parking is needed.
Mr. Green stated it is needed when the games are being played. He noted the league is also
growing.
Commissioner Smith asked if the new lighting for the proposed parking lot will have any effect
on any of the homeowners in the area.
Mr. Green stated they have shielded both the south and the west and they do not believe it should
have any effect in any event because the back lot line of the closest residence are 210-230 feet
away from the lot line and the parking lot is an additional 70-150 feet from that lot line. He also
pointed out that during the summer when the games are being played you really do not need
lights and they are on perhaps only from 9:00 pm to 10:00 pm.
Mr. Jim Bevis stated he is here on behalf of Mr. and Mrs. Artsy who do not speak English very
well. Their address is 528 Lyon Drive.
Mr. Artsy stated he believes this is the wrong area for this project. He produced pictures of the
flooding in the area after one day of rain. He stated he is concerned because before Safety Town
three days of rain was necessary before there was this level of flooding. Now after a couple of
hours the area has changed. If the Village builds more it will become even worse.
Mr. Artsy stated Mr. Green had promised many trees when the first project was built. He
showed pictures of the area with very few trees, mostly old ones.
Mr. Bevis stated that when they initially proposed Safety Town they had promised trees planted
as a buffer. Apparently the trees never got planted and their concern is primarily that they will
start to get flooding in the crawlspaces. The water that is on the property now will start to get
displaced.
Commissioner Bocek asked if it was three days of rain.
Mr. Buvis stated was one day of rain. Before Safety Town it took three days for the land to
flood that way.
Ms. Janet Rothberg, 526 Lyon Drive, stated when Safety Town was developed they were put
into the flood plain and it took them a long time fighting with FEMA to be taken out of the flood
plain. The lights that are on stay on all night and they see them all night. There is also no buffer
from the existing parking lot and they look like they are in the back yard.
Ms. Julie Tracey, 524 Lyon Drive, stated this park is used a lot on the weekends. She noted last
night people were playing baseball at 11:00 p.m. and the lights were on. With the new lot there
will be more lights.
There being no further comments or questions from anyone else present, Vice Chairman Smith
closed the public hearing at 8:15 p.m.
Vice Chairman Smith reopened the hearing in order to allow Mr. Green to respond.
Mr. Green stated that between this parcel and the lots is a flood plain. It will always flood and
the backyards are about '/z foot above the flood level so water can come up to about '/z foot from
the back of the yards. The question is whether this development will impact flooding and the
answer is no. The trees that are there will not be touched. There is about 200-250 feet in there
that is flood plain and that does have trees.
Mr. Green noted that fighting FEMA is indeed difficult. He noted they also had to go through
that as the flood plain was not established on the parcel. It has now been established. The
pictures presented of the flooding are not incorrect but the parcel will not impact that. The park
has been intended as an active use park and they are pleased to see that it is so being used. If
there are issues with the lights do not hesitate both the Park District and the Village as the lights
are supposed to be off. Lights are on the building but they actually turned off the lights.
Acting Chairman Smith asked if they can commit to adjusting the timers so that lights are off at
10:00 P.M.
Mr. Green stated yes.
Commissioner Teplinsky noted some of the folks apparently felt there was to be a lot more
screening and vegetation with the original plan that was not undertaken. If this is not true, then
why not.
Mr. Green stated everything that was on the plan was planted and additional plantings were also
done on the site. One of the things they looked at for this site was fast growth material. On the
first development they used desirable species trees. The fast growing willows and birches will
help here.
Commissioner Teplinsky reiterated the stated that there cannot be an impact and there will not be
an impact on the flooding here. He asked exactly why that is with respect to the engineering.
Mr. Green stated there is a specific release rate they must maintain so that they do not overfeed
into the flood issue and they are meeting that release rate. In addition to that by creating the
wetland they think they are actually enhancing the environment there.
Commissioner Khan stated he would like to see where the 100 year elevation grade that goes
into the back yards.
Mr. Green reviewed the base flood elevation within the project vicinity and noted the flood plain
elevation at this project is at 679.5. The grades of the backyards are 680.
Commissioner Khan noted there is a time when the bikepath is under water.
Mr. Green stated absolutely.
Vice Chairman Smith asked Mr. Kuenkler if there will be any adverse effect to the homeowners
in the area due to this project.
Mr. Kuenkler stated no.
Mr. Raysa stated he would like to hear if all lights go off at 10:00 pm and noted there are some
lights on on the building.
Mr. Green stated there are security lights on the building that are on all night.
Ms. Janet Rothberg asked if the light on the back of the building needs to be as bright as it is.
Secondly, she asked if they can be assured that some of the weeping willows or something will
be put in back of their houses so that they have screening from this parking lot.
Mr. Green stated the light Ms. Rothberg is talking about was the one he had stated they have just
started disconnecting.
Commissioner Bocek asked if the parking lot Ms. Rothberg is referring to for screening is the
existing parking lot.
Ms. Rothberg noted the new parking lot will be right behind them too.
Commissioner Bocek asked if it would be possible to cluster some of the landscaping into the
corner for these residents.
Mr. Green stated they can look at that and it is possible. He noted the willows need to be at or
near where the wetland is and they are also trying to oversize some of those plants.
Ms. Laura Letellier, 780 Checker Drive, stated there is a water problem that extends all the way
west from Route 83 on. She stated this year has been very bad and there has been a lot of
flooding all along Aptakisic. This may be an opportunity to address this problem.
There being no further comments or questions from anyone else present, Vice Chairman Smith
closed the public hearing at 8:30 pm.
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: 03/18/2009
Type of Meeting: ❑ Regular Meeting
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
March 18, 2009
Twin Creeks Park, 401 Aptakisic Road—Amendment of a special use
To allow construction of a parking lot expansion on the adjoining
Parcel zoned R-7
Village Zoning Map—Annual Review
Acting Chairman Smith called the meeting to order at 8:30 p.m. in the Village Council
Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Mr. Smith
Ms. Bocek
Mr. Khan
Mr. Teplinsky
Mr. Stark
Ms. Myer
Mr. Weinstein
Commissioners absent: Mr. Ottenheimer
Mr. Cohn
Also present: Mr. John Green, Groundwork, ltd
Mr. Dan Schimmel, Buffalo Grove Park District
Mr. William Raysa, Village Attorney
Mr. Richard Kuenkler, Village Engineer
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES—None
COMMITTEE AND LIAISON REPORTS
Commissioner Myer stated she attended the Village Board meeting on March 9, 2009 where
special thanks was given to Mr. Pfeil and the Plan Commission for the Comprehensive Plan that
was presented. In looking at the Comprehensive Plan, specifically map 15, there was some
further discussion relative to the Didier property and one of the alternatives for either single
family residential or agricultural was decided they needed more time to review.
Mr. Pfeil noted he believes the Board will not concur with the Plan Commission on the
agricultural designation for any of the Didier property and will want it to be single family
detached.
TWIN CREEKS PARK, 401 APTAKISIC ROAD — AMENDMENT OF A SPECIAL USE TO
ALLOW CONSTRUCTION OF A PARKING LOT EXPANSION ON THE ADJOINING
PARCEL ZONED R-7
Moved by Commissioner Teplinsky, seconded by Commissioner Myer to recommend approval
to the Village Board of the petition by the Park District for amendment of the Special Use for
Twin Creeks Park, including approval of a Special Use and Preliminary Plan in the R-7 District
for the adjoining parcel owned by the Village of Buffalo Grove regarding the Park District's
proposal to construct a parking lot on the undeveloped parcel west of the Twin Creeks Park
facility to support activities at Twin Creeks Park with the design to include an outdoor
ice-skating rink in the winter, subject to the outdoor lights being timed to go off at 10:00 pm and
that the final design provide sufficient screening for the residents in the adjacent areas.
Commissioner Bocek stated that timing for control of the outdoor lights should be for the whole
park, not just on the proposed parking lot.
Commissioner Teplinsky stated his motion can be understood to have included that.
Commissioner Bocek noted all of the proposed engineering sounds like it is satisfactory to all
reviewing parties. What can we do to try to help an existing situation get better?
Mr. Kuenkler stated whatever the Park District or any other user does on a site of 6,000 to 8,000
square feet, the drainage system in the area will not be materially changed.
Acting Chairman Smith called for a vote on the motion and the vote was as follows:
AYES: Smith, Bocek, Khan, Teplinsky, Stark, Myer, Weinstein
NAYS:None
ABSENT; Ottenheimer, Cohn
ABSTAIN: None
The motion passed 7 to 0.
VILLAGE ZONING MAP—ANNUAL REVIEW
Mr. Pfeil stated there were relatively few changes and the largest was the Land & Lakes on
Milwaukee Avenue where there was an annexation that added a large area on the west side of
Milwaukee as B-3. Across the street where the landscape waste transfer facility was approved it
was zoned Industrial. On Weiland road there was a small annexation of an existing property.
The Plan Commission did not review that as it was just an annex in an existing residential use for
continued residential. That came into the Village somewhat south of the Schwaben Center as
Residential Estate. 155 Milwaukee Avenue was rezoned from Residential Estate to B-3. It has
a cell tower on it and there was a request to add another antenna to the cell tower. In that context
the cell tower is a non-conforming use. When the property was annexed it was Residential
Estate so all this time it was a commercial use. The B-3 zoning was done along with an approval
for that second antenna on the cell tower. There was a Special Use approved on Lexington Drive
for a dance studio.
Moved by Commissioner Teplinsky, seconded by Commissioner Bocek to recommend approval
to the Village Board of the Zoning Map.
Acting Chairman Smith called for a vote on the motion and all Plan Commissioner were in favor
of the motion. The motion passed 7 to 0.
CHAIRMAN'S REPORT
Mr. Pfeil noted the next meeting will be on April 15, 2009.
PUBLIC COMMENTS AND QUESTIONS—None
STAFF REPORT
Mr. Pfeil stated the Board is genuinely very appreciative of the Commission's work on the
Comprehensive Plan. He noted he is optimistic that we will be able to do some land uses on the
Didier property that are not just the same as usual and perhaps things that are different and more
environmentally sensitive.
NEW BUSINESS—None
ADJOURNMENT
Moved by Commissioner Khan, seconded by Commissioner Bocek and carried unanimously to
adjourn. Acting Chairman Smith adjourned the meeting at 8:43 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
ERIC SMITH, Acting Chair