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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