2009-02-04 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission
Document Type: 0 A e
g nda 0 Minutes
Meeting ate: 02/04/2009
Type of Meeting: ❑ Regular Meeting
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
February 4, 2009
Village Public Works Service Center, 51 Raupp Boulevard—
Amendment of a special use in the R-8 District concerning
A building addition for a fleet services and equipment maintenance
Facility—Workshop #2
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—Workshop #1
Chairman Ottenheimer called the meeting to order at 7:30 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Ottenheimer
Mr. Smith
Ms. Bocek
Mr. Khan
Mr. Teplinsky
Mr. Stark
Mr. Cohn
Ms. Myer
Mr. Weinstein
Commissioners absent: None
Also present: Ms. Ghida Neukirch, Deputy Village Manager
Mr. Greg Boysen, Director of Public Works
Mr. Rick Kuhl, Deputy Director of Public Works
Mr. Michael Rylko, Director of Buffalo Grove Parks
Ms. Jamie Sweders, SRBL Architects
Mr. John Green, Groundwork, Ltd
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Smith, seconded by Commissioner Bocek to approve the minutes of
the regular meeting of December 3, 2008. All Commissioners were in favor of the motion and
the motion passed unanimously with Commissioners Teplinsky and Cohn abstaining.
Moved by Commissioner Smith, seconded by Commissioner Khan to approve the minutes of the
regular meeting of December 17, 2008. All Commissioners were in favor of the motion and the
motion passed unanimously with Commissioners Bocek and Teplinsky abstaining.
Moved by Commissioner Smith, seconded by Commissioner Weinstein to approve the minutes
of the regular meeting of January 7, 2009. All Commissioners were in favor of the motion and
the motion passed unanimously with Commissioners Ottenheimer, Teplinsky and Myer
abstaining.
COMMITTEE AND LIAISON REPORTS
Commissioner Myer attended the Village Board meeting on January 19, 2009 and stated there
was a referral for the expansion of the parking lot to serve Twin Creeks Park.
Commissioner Stark attended the Village Board meeting on February 2, 2009 and stated there
was nothing directly involving the Plan Commission. However, the Board was presented with
the annual report on the Plan Commission's activity for 2008.
VILLAGE PUBLIC WORKS SERVICE CENTER, 51 RAUPP BOULEVARD —
AMENDMENT OF A SPECIAL USE IN THE R-8 DISTRICT CONCERNING A BUILDING
ADDITION FOR A FLEET SERVICES AND EQUIPMENT MAINTENANCE FACILITY —
WORKSHOP 92
Ms. Ghida Neukirch said that the proposed project requires an amendment to the preliminary
plan and special use for an addition to the Public Service Center. She indicated that Jamie
Sweders of SRBL Architects would present the current plans for the building and site
improvements.
Ms. Sweders stated this is an update on the meeting held in December. She noted they have
found several new things about the site since the last meeting. On Church Street there is a slope
that comes down the street and the proposed addition is 2 '/z feet lower than the existing building
which changes a few elements in the plan. She noted the existing building and the cold storage
addition with four bays and one drive through bay and there is one other bay for larger vehicles.
She presented some images to show how packed the existing vehicle storage space is, noting that
in order to move some trucks they need to move many of them.
Ms. Sweders stated the point of this addition is to allow for maintenance. Moving all the
maintenance vehicles up into the addition should clear quite a bit of space for more parking. The
plan is relatively the same as last time. The difference is the ramp which has now been included
because of the 2 '/z foot height difference between the floors. They kept the spaces that could be
in the existing vehicle storage such as the office spaces which did not need to be on the
maintenance floor on the south end of the building. On the north side they moved the spaces that
would be problematic if they were separated by a ramp so that the larger drums and things like
that will now be in the vicinity of where everyone is working.
Ms. Sweders showed the elevation of the new addition facing Lake Cook Road and stated they
have added clear stories. They chose pilasters to break up the elevation a bit and a brick element
that goes across the building to break up the building. On the Church Street elevation they have
added light wells to give more light into the new mechanical space. There are also clear story
windows to try to save some energy. They are out of the way and they won't interrupt anything
while they provide some nice natural light. Ms. Sweders noted the elevation facing Raupp
where they have added pilasters with little caps and sun shades to allow for sunlight filtration.
Ms. Sweders stated they plan on matching the existing brick on the building and the same with
the cement work coping.
Ms. Sweders stated the clear story windows will help with delighting and the sun shades is
another element but it is something that can be added or eliminated depending upon budget. The
light wells are another element that are important in the sustainability aspect of the building.
They will be using high performance lighting in the addition which is a simple cost effective way
to add additional lighting. It is not a big change and the price is equivalent to any kind of
lighting. The recycled contents of some of the materials in the existing building will be reused.
Commissioner Stark asked if the trellis on the Raupp elevation has now been abandoned.
Ms. Sweders stated they heard that was something the Board was unsure about and did not
necessarily like, preferring shrubs and trees. They thought it might look barren in the winter
which is why they eliminated that idea.
Commissioner Stark asked how far onto the street the bays will come facing Church.
Ms. Sweders pointed out exactly where the bays and building would be.
Ms. Neukirch noted that the Church Road entryway to the municipal campus at the east end of
the Public Works site would be modified to direct pedestrians and bicyclists to the north side of
the street.
Commissioner Stark noted that there would now be five bays as to the three existing ones now.
Mr. Rick Kuhl stated they will be adding six bays as there is one drive through and there is
another long bay next to it. What they have right now is four bays.
Commissioner Cohn asked if the current sidewalk would be taken out to create a driveway.
Ms. Neukirch confirmed that the sidewalk would be removed.
Commissioner Cohn noted that the Village's planning goals articulate the Village's values. One
of those values is about creating a walkable, bicycle friendly community that is not car oriented.
This is completely contradictory to that as we are taking a sidewalk that people use and walk on
with their children and removing it. If we are to do that it seems the benefit must outweigh the
value of having that. He wonders how many people use the sidewalk on the south side of the
street and if the encouragement of using the sidewalk on the north side of the street more than
compensates for that loss. He asked if the staff had made a value analysis of the loss of this
resource and replacing it with this resource instead.
Ms. Neukirch noted that the architect and Village staff recognize that loss of the sidewalk is a
negative. The building addition, however, is needed and the proposed plan is the best option in
terms of how to configure the building for efficiency and cost effectiveness. Therefore, they
believe the sidewalk on the north side will be sufficient for pedestrian traffic, and there is also a
sidewalk along Lake Cook Road.
Ms. Neukirch noted that the building addition will be a significant change to the current
elevation and streetscape. The project team has evaluated the need for the addition and the
proposed location. The evaluation has included analysis of the current safety concerns and
operational issues within the building. The team has also evaluated options including leasing
space or purchasing property outside the municipal campus. The proposed plan is the most
efficient and cost effective option.
Commissioner Cohn asked about the safety of the children using the sidewalk on Church Road
and having to cross the street at the east end of the Public Works facility. He asked if there will
be a safe crossing area with a stop sign or other method for controlling vehicular traffic.
Ms. Neukirch noted that pedestrian safety is a major reason that the plan proposes a new street
entrance treatment at the east end of the Village campus on Church Road. One concept is the
used of stamped pavement to slow down vehicular traffic and make drivers aware that there is a
pedestrian crossing. The Police Department and Village Engineer will also evaluate ways to
increase pedestrian safety.
Commissioner Stark inquired about the status of Church Road in terms of right—of—way and
building setback standards.
Mr. Greg Boysen indicated the entire municipal campus is a single platted lot in the Village
Campus subdivision. The site plan for the campus is a typed of planned unit development, and
Church Road and Raupp Boulevard are not dedicated public right—of—ways. Since the streets are
not public right—of—way, the zoning requirements for building setbacks are not applicable.
Commissioner Khan commented that the Public Works employees involved in operations and
maintenance have very hard jobs, and sometimes that have to work late at night or very early
morning to remove snow or repair utility lines. He said that the building addition for fleet
services is something that the Village can do to make sure the employees have a good facility
where safety issues and efficiency are properly addressed. A safe and efficient facility will save
the Village in both time and cost. The proposed project is expensive, but the efficiencies will
reduce ongoing costs over a long period of time.
The Commissioners agreed that the project is ready for a public hearing.
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 —WORKSHOP 91
Mr. John Green stated Twin Creeks Park has certainly been a great success and many people
come a couple of times a week all summer long to watch the games. Even though they did about
40 percent more parking than required they find the need for even more at this time.
Mr. Green stated the proposed parcel is 1.3 acres of land that is immediately to the west and
adjacent to the park. That parcel is owned by the Village and on the parcel is an area that is
wetland and flood plain. Within that area there is also probably some wetland. The limits of the
wetland have not yet been established. They understand, however, that it is less than the flood
plain area. You cannot establish a wetland boundary until you have a growing season in
operation so they have just assumed that the wetland comes all the way up to the flood plain
boundary.
Mr. Green stated that when the first part of Twin Creeks Park was done they planned to do one
curb cut. The entrance to that park straddles the Village parcel and the Park District parcel.
They will therefore not have to do any additional curb cuts. They also designed it so that it could
immediately feed off to the west which is how they are proposing to bring this parking lot
together. They have sought to work with the existing grading and the existing site conditions.
The grading gradually goes up as you move across the site from south to north once you are out
of the flood plain area. They want to pick the existing center grading and use that as the parking
lot grading so that they are working with the natural environment.
Mr. Green stated you can also see on the survey that there are some trees around such as box
elders, cottonwoods and that sort of stuff. Usually they like to get rid of that material but this is
an ideal place to leave them in place. Toward that end if they filter the water instead of running
it through pipes you can improve the situation. Therefore their program is to do precisely that.
They will create a horseshoe of wetland around the parking area which will have a total of 24
spaces including two spaces for vans. They would be eliminating one parking space over in the
existing parking lot because with this number you must add another handicapped space and it
makes sense to put it over where the activities are. This meant the entire parking lot will be at
the same grade level and they wanted to work with the existing trees.
Mr. Green stated they looked around for a secondary use during the winter months. The use they
decided on is an ice rink. The uses do not conflict but rather complement. The need for
additional parking is in the summer and the need for the additional use is in the winter. They
have designed it so that the curb is exactly at the same level all the way around. The parking lot
actually goes up toward the middle and pitch out to the edges all the way around the parking lot.
Around it they will be doing cuts in the curb about 2 feet wide at six different locations. The
water in the summer will actually drain out through those cuts just like a gutter on the roof and
go through directly into the wetland which will then filter the water as it goes through and then
be released into the existing wetland in a purified condition. He noted they have a total of 15
feet of pipe which they are required to have so they can have a restrictor. With everything all
flat what they want to do is design it so that the curb still does not exceed 8 inches, they still
have 3 inches of water coverage in the middle of the parking lot in the winter and they are
actually using the driveway throat at the east end and a spill over at the west end. This is needed
because as water freezes it expands. By doing this, also, they pitch away from the back of the
curb to allow water to come off the top of the ice and go immediately into the wetland
environment.
Mr. Green noted that while they are proposing to take down 15 trees it would be in and around
where the parking has to occur and around where they must grade. They will, however, put in 34
trees. This kind of environment is perfect for willow trees. They are quick growing, full and
they absorb water. Also they will also put some of the trees into the wetland environment.
Commissioner Bocek asked of clarification concerning the trees that would be removed and the
ones that would be relocated.
Mr. Green stated some on the plan are in feet and some in inches. Evergreens are represented in
feet of height and deciduous are represented in diameter of trunk.
Commissioner Bocek asked if some of the bigger trees can be relocated instead of planting small
new trees.
Mr. Green stated they will be moving some of those.
Commissioner Teplinsky noted he sees the addition of the handicapped space but asked if there
has been any demonstrated for more than the 4 handicapped spaces provided.
Mr. Green stated it is actually quite the opposite. The more you put in the more it pushes people
away and the less parking you have. Often they are brought over in vans so it was extremely
important to create van parking spaces.
Commissioner Teplinsky asked why they are then adding the additional handicapped space.
Mr. Green stated it is required by the count.
Commissioner Teplinsky asked if other complimentary features could be added for the winter ice
rink such as a small warming house on the site.
Mr. Green stated there is already a shelter on the site as well as washrooms and they will be able
to be open as Safety Town now runs all year. In addition to that they are adding an area that will
be both picnic area and changing area for winter at one end of the parking lot.
Commissioner Cohn asked if there will be ice skating at night.
Mr. Green stated yes.
Commissioner Cohn noted the parking lights would then be turned on for the skaters. He asked
if these lights would be a disturbance to residences.
Mr. Green noted the closest back yard line is 190 feet away and that is the closest back yard line.
On both the west and south part of this is a wetland that extends out. To the south it extends out
a minimum of 230 feet and the west a minimum of 190 feet. In addition to that the heaviest
concentration of plantings is to the south and west side. They will also put blinding shields on
the back of the light fixtures on those sides.
Commissioner Khan asked if this wetland comes under the jurisdiction of the Army Corps of
Engineers or who else.
Mr. Green stated it will be Lake County. As they are creating it, it is not under anybody's
jurisdiction right now. Lake County now recommends that you do something like this. They are
not impacting the existing wetland at all.
Commissioner Khan asked if there is a 25 foot setback from the parking lot.
Mr. Green stated they actually have a 25 foot dimension minimum to the buffer line. Lake
County ordinance is a 50 foot average buffer. It can be as small as 25 feet. The Lake County
ordinance permits up to 20 percent pervious surface within the buffer. Their choice was to do
none of that.
Commissioner Weinstein noted that with the addition here they are now crossing over the
bikepath. He stated he wants to make sure that with vehicle traffic now bikers are safe.
Mr. Green stated they are proposing that of the three trees they are taking out will enhance the
site lines. Also they are striping across where the bikepath goes across and they will also add
signage facing both directions at that point for the bikepath.
Commissioner Stark stated the ice rink will be maintained in the winter.
Mr. Green stated the maintenance building is right there.
Commissioner Myer asked what is the expansion site directly to the left of the existing parking.
Mr. Green stated it indicates that everything in one direction is the existing site and everything in
the other direction is the expansion site.
Commissioner Myer asked if the area just below that proposed expansion area is developed.
Mr. Green stated that is all wetlands.
Commissioner Stark asked if it will be possible to play hockey on this ice rink.
Mr. Green stated the scale is not conducive for that.
All Commissioners agreed this was ready for public hearing.
CHAIRMAN'S REPORT
Chairman Ottenheimer welcomed Commissioner Teplinsky back.
FUTURE AGENDA SCHEDULE
Mr. Pfeil said that the next meeting is scheduled for February 18, 2009.
PUBLIC COMMENTS AND QUESTIONS—None
STAFF REPORT—None
NEW BUSINESS—None
ADJOURNMENT
Moved by Commissioner Teplinsky, seconded by Commissioner Smith and carried unanimously
to adjourn. Chairman Ottenheimer adjourned the meeting at 8:20 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
LESTER OTTENHEIMER, Chair