1987-04-01 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
SUBJECT: Petition to the Village of Buffalo Grove for a Special Use in the
R-4 and R-8 Zoning Districts and Preliminary Plan approval with the following
variations: Zoning Ordinance Variation - Section 17.32.020.A (to allow an
accessory structure to be located close to the front lot line than the main
building) ; Section 17.32.030.A (to allow an accessory structure to exceed the
height limitation of fifteen feet) . Municipal Code Variation - Section
15.20.040.A (to allow a fence to exceed the height limitation) ; Flood Plain
Ordinance Variation: Section 18.12.020.A.5 (grading within floodway of
Buffalo Creek.
Subject Property: The Municipal Campus and Golf Course located at Raupp
Boulevard and Lake Cook Road and at Raupp Boulevard and Church Street.
April 1, 1987
Chairman Sheldon called the public hearing to order at 7:37 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Davis
Mr. Krug
Mr. Musfeldt
Mr. Rhodes
Mr. Katz
Commissioners Absent: Mr. Gal
Ms. Kaszubowski
Also Present: Mr. G. Boysen, Director of Public Works
Mr. F. Hruby, Director of Building & Zoning
Mr. C. Molinaro, Director of Golf Course
Mr. R. Skelton, Village Attorney
Mr. R. Rigsby, Building & Zoning Department
Mr. R. Dausman, Engineer Buffalo Grove Facilities
Mr. J. Schroeder, Architect, B. G. Facilities
Mr. P. Pomnitz, Architect, B. G. Facilities
Mr. G. Glover, Village Trustee
Mr. L. Szymborski, Assistant Village Manager
Mr. R. Kuenkler, Village Engineer
Ms. B. Dolan, Staff Planner
Chairman Sheldon read the notice of the public hearing as published in the
Buffalo Grove Herald and informed the audience of the format the meeting
would take. She then swore in Messrs. Boysen, Hruby, Molinaro, Skelton,
Rigsby, Dausman, Schroeder, Pomnitz and Ms. Dolan.
The exhibits were those attached to Ms. Dolan's memo to the Plan Commission
dated March 27, 1987 titled Facilities Plan (Municipal Campus Expansion) .
Mr. Szymborski introduced the development team. He explained that at this
meeting they wanted the Commission to review the land use elements of the
plan, variations requested and to discuss some of the needs for the buildings
and finances. They would also review the interiors and elevations of the
site.
Ms. Dolan stated the plan is in 5 parts, the police station, the clubhouse
for the golf course, the public works center, the salt storage and the
parking. She reviewed the dimensions of the buildings and the parking. The
variations are those to be reviewed by the ZBA for the salt storage
building's height, being an accessory use, and its location close to Church
Street. There will be a variation required for the fence that will be
erected which is now and will still be over 5' . The Commission would be
reviewing the variation for the grading in the flood way along Buffalo Creek.
Mr. Boysen reviewed the process the Village had gone through to get the plan
to this point. He reviewed his memo of April 1, 1987 to the ZBA.
Ms. Dolan noted the sidewalks are along the east side of Raupp Boulevard the
public works center and on both sides of Church Street. There is an 8' bike
path on the south side of Church streetwest of Raupp Boulevard and on the
north side of Church Street east of Raupp Boulevard.
Mr. Szymborski noted the total cost for the project is 5.3 million dollars
which will be financed by bonding and cash financing. The bonds will consist
of 3.3 million dollars and the balance will be from corporate funds
transferred that will be cash financed. $800,000 of the 3.2 million in bonds
will be from the golf course enterprise fund.
Mr. Pomnitz showed renderings of the building elevations. The police
building will be 2 stories with a steel frame, masonry construction with a
metal roof. The trash will be removed from the west end of the clubhouse
building.
Mr. Dausman noted the storm water management in the year 2020 would be
relocated because of the expansion. The plan can accommodate the
compensatory storage for the land that will be filled and then the storage
will be excavated at another location near the golf course. The landscaping
colors will change with the seasons. He reviewed the landscaping for the
site.
Mr. Boysen noted they presently use 12,000 tons of salt. The salt storage
building will be able to handle the needs for the Village now and in the
future. He has made an agreement with IDOT, Cook and Lake Counties to allow
them to refill their vehicles from Buffalo Grove's salt storage building. If
there is heavy snow for 3 days they will have to revoke this privilage so
that there is enough salt for the Village. This site has been down sized
from the original plans. They will have additional vehicles for the 2020
plan for maintenance.
Buffalo Grove Plan Commission
Public Hearing - Page 2
April 1, 1987
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Mr. Molinaro stated the increase in revenue to the Village will be
considerable from the golf course but he did not have figures for it at this
time. The new clubhouse building will provide additional space for Village
meetings. He was sure that both the present and proposed golf courses could
operate on their own.
Chief McCann noted there is a vehicle processing area in the police building
along with a separate bonding area.
Mr. Boysen stated the variation for the salt storage building is to increase
the height above the required 15' . They are trying to optimize the side
yard.
Commissioner Goldspiel was disappointed in the plan. He felt that he did not
have enough information on the 2020 building. He did not feel comfortable
about approving a plan that would not be built for over 30 years.
Mr. Pomnitz stated that the architect had not yet responded to the Village
Board's request about how steel wall can be relieved by articulating it and
with the use of landscaping.
Mr. Rigsby reviewed a rendering of the steel wall with the use of
landscaping.
Mr. Skelton stated the Commission was reviewing a plan that was phased.
Mr. Boysen stated this is a complete design relative to the Development
Ordinance. It is identified as a phased plan and the public hearing is on
the phasing of the plan.
Commissioner Goldspiel felt that the service center was not covered under the
ordinance as stated. With the epxansion of the Public Works building the use
changes to industrial and it is located in a single family zone. He felt the
salt building was a non conforming use. He was concerned with the set back
from the property to the east. He felt the public works building should be
pulled back from the cemetery lot line, the 2020 section of it. The
existing building is not a problem.
Mr. Rigsby noted that semi trailers would be delivering salt to the salt
building and the public works vehicles would follow the same path around on
Church Street to the building. . The detention takes into consideration the
paved area for future expansion near the public works 2020 expansion along
with the future parking spaces.
Mr. Pomnitz stated the salt storage dome would cost from $70,000 to $80,000.
To design a square masonry building would cost $160,000.
Commissioner Goldspiel suggested construction of a bridge over Buffalo Creek
for the bike path now.
Mr. Boysen noted the public works yard will be sufficiently screened. You
cannot view it from Church Street now and it will be properly screened with
the expansion.
Buffalo Grove Plan Commission
Public Hearing - Page 3
April 1, 1987
Mr. Boysen noted the existing street lighting theme will be carried out
throughout the site.
Mr. Molinaro stated they have looked at using the police parking as overflow
parking on the weekends but have not figured that into their parking
requirements.
Mr. Pomnitz noted that it would be 16 months for construction. Church
Streets needs some repairs regarding the concrete, the asphalt has been
redone. Church is a nondedicated street owned by the Village.
Commissioner Davis felt the plan for the Golf Course and the police building
was well done but the public works and salt facility were of concern. He has
some problems with Church Street. Several commissioners felt this would be
better located in an industrial section and the police station located on
Lake Cook Road
Chairman Sheldon closed the public hearing at 9:33 P.M.
Respectfully submitted,
/e/ak-421 61. 71(-6%
Kathleen Comer
Recording Secretary
APPROVED BY:
Barbara Sheldon
Chairman
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Buffalo Grove Plan Commission
Public Hearing - Page 4
April 1, 1987
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Facilities Plan (Municipal Campus Expansion)
Crossings Commercial
Otis Office
Plat of Dedication (Through Fiore)
April 1, 1987
Chairman Sheldon called the regular meeting to order at 9:44 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Davis
Mr. Krug
Mr. Musfeldt
Mr. Rhodes
Mr. Katz
Commissioners Absent: Ms. Kaszubowski
Mr. Gal
Also Present: Mr. T. Sturgeon, Architect, Otis Office
Mr. R. Hamilton, Engineer, Otis Office
Mr. J. Otis, Developer, Otis Office
Mr. D. Dreischarf, Real Estate, Otis Office
Mr. J. Swarthout, Planner, Crossings Commercial
Mr. G. Boysen, Director of Public Works
Mr. F. Hruby, Director of Building & Zoning
Mr. C. Molinaro, Director of Golf Course
Mr. R. Skelton, Village Attorney
Mr. R. Rigsby, Building & Zoning Department
Mr. R. Dausman, Engineer Buffalo Grove Facilities
Mr. J. Schroeder, Architect, B. G. Facilities
Mr. P. Pomnitz, Architect, B. G. Facilities
Mr. G. Glover, Village Trustee
Mr. L. Szymborski, Assistant Village Manager
Mr. R. Kuenkler, Village Engineer
Ms. B. Dolan, Staff Planner
APPROVAL OF MINUTES
Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes, to approve
the Regular Meeting minutes of March 18, 1986 as amended. Approval was
unanimous in favor with Commissioner Davis abstaining and the motion passed.
Moved by Commissioner Rhodes, seconded by Commissioner Musfeldt, to approve
the Public Hearing minutes of March 18, 1986. Approval was unanimous in
favor with Commissioner Davis abstaining and the motion passed.
COMMITTEE & LIAISON REPORTS
None
FACILITIES PLAN (MUNICIPAL CAMPUS EXPANSION)
Ms. Dolan stated the population projections for this plan were based on the
available figures as prepared by Mr. Truesdell for the year 2020 for a total
of 55,000. The Comprehensive Plan shows 55,189 but the figures will be
slightly down from that.
Mr. Szymborski noted they are willing to eliminate the 2020 expansion plan
and ask for a special use and the variation on the salt storage building as
shown on Exhibit Sheet C-2 dated March 27, 1987. The Village is willing to
withdraw the Phase II expansion.
Mr. Boysen stated that it would cost over a million dollars to put the public
works building in another location, i.e. an industrial location.
Mr. Szymborski stated the plan is constructed in accordance with the plan as
presented in 1974 that included the public works building.
Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes that the
Plan Commission recommend to the Village Board approval of the site plan for
the Buffalo Grove Facilities Municipal Campus Development plan dated March
27, 1987 with the 91 parking future spaces and the dashed outlined "J"
shaped extension not included in the recommendation and further that the Plan
Commission recommend the variation allowing an accessory structure to be
located closer to the front line of the building. A variation to allow the
accessory structure to exceed the height limitation of 15' . A variation to
allow a fence to exceed the height limitation and a variation to allow
grading within the Buffalo Creek. Subject to:
1. Provision for the foot and bike path bridge passing over Buffalo
Creek to be included as part of this plan.
2. The salt structure building to be redesigned into other than a dome
shape.
3. Church Road being widened and paved to current Village standards
for its length between Raupp Boulevard and Buffalo Grove Road.
4. Moving the salt structure building 35' from the property line
Discussion:
Commissioner Davis stated he has trouble with Church Street and the shaping
of the graded areas. He feels that the planning on this facility should be
done just as meticulously as any other development. Just because the Village
staff is asking for something does not make it right.
The motion was amended by Commissioner Goldspiel with Commissioner Rhodes
concurring to read:
Buffalo Grove Plan Commission
Regular Meeting - Page 2
April 1, 1987
Providing screening between the public works property and the property to the
east. Screening that would be required between a residential and industrial
area in the village.
Commissioner Rhodes would like to see changes to this plan. One is the
public works building and the salt storage moved to an industrial area.
AYES: Musfeldt
NAYES: Davis, Krug, Rhodes and Goldspiel
ABSTAIN: None
ABSENT: Gal, Kaszubowski and Katz
The motion failed 4 - 1.
PLAT OF DEDICATION - BUFFALO GROVE ROAD
Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes that the
Plan Commission recommend to the Village Board approval of the plat of
dedication of Buffalo Grove Road dated March 10, 1987.
Discussion:
Mr. Kuenkler noted that the plan closes and everything is in order. The
scale is acceptable in this instance.
AYES: Goldspiel, Davis, Krug, Musfeldt and Rhodes
NAYES: None 1
ABSTAIN: None
ABSENT: Gal, Kaszubowski and Katz
The motion passed 5 - 0.
OTIS OFFICE
Mr. Otis stated they have taken the position that they are honoring the
petition for annexation to Buffalo Grove and contesting the legality of the
annexation of Long Grove over this site. They are before the Commission this
evening to pursue their petition for annexation.
Mr. Sturgeon noted there have been some revisions in detention and shape of
the office building which is 45,000 square feet. The bank building is 3,300
square feet. The style is of a Williamsburg character. They have added
additional cars to the parking facility. There is a 30' buffer to the west
of the property and a deceleration lane has been added. They have dropped
the median down in the site. They have added additional sidewalks. He
showed a rendering of the office building. It is a masonry structure using
residential materials. The bank will mirror the same style. They have
increased the width by the drive up facility. There are no variations
requested.
Commissioner Musfeldt suggested there might be some overflow parking in the
main parking lot that will use the bank facility and the developer might want
to consider pedestrian access for this purpose.
Buffalo Grove Plan Commission
Regular Meeting - Page 3
April 1, 1987
Mr. Sturgeon noted the trash area will be screened with a brick enclosure.
They will add the pork chop to the plan as discussed in the traffic study.
Ms. Dolan noted that Mr. Carmignani suggested that the developer have a plan
with geometrics and alignments for striping Arlington Heights Road. This
site would not impact significantly the Arlington Heights Road and Route 83
intersection. Mr. Carmignani's comments will be put into written form and
submitted to the developer and they will address them at the public hearing.
CROSSINGS COMMERCIAL
Mr. Swarthout reviewed the plan. The buildings have a country flavor. The
main entrance into the property will be from Heritage Place into the south
parking lot and again onto the service drive. There are loading and service
areas along the main drive. The restaurant has its parking adjacent to it
and it has a separate loading area. At Heritage Place they are proposing the
median be revised so that there is a through lane, one turning right and one
turning left. There is an entrance on North Fremont Way and further back
there is an entrance to the service area. The center of the site has a
pedestrian space that would have benches in addition to the landscaping. The
square opens on the retention pond. They are showing a grasscrete drive for
emergency access from the parking lot behind the building along the back of
the pond.
Commissioner Rhodes would like to see an aerial of the homes surrounding the
site.
Mr. Otis noted there will be liquor licenses requested for the restaurant and
the food store. He stated that they will take into consideration the
suggestions made by the village traffic consultant specifically, widening
Fremont Way into 3 lanes.
Mr. Swarthout informed the Commission that the points mentioned in Ms. Dolan's
March 27, 1987 memo to the Plan Commission titled Crossings Commercial will
be included on the plan.
There was discussion concerning the developer's traffic input indicating that
left turn lanes from North Fremont Way onto Arlington Heights Road should not
be allowed. Mr. Otis thought that adding a third lane to North Fremont would
solve this. He did not want to ban the left turns.
Commissioner Goldspiel was concerned with the parking on the side of the
market. He would like to see the pedestrian access to the other buildings on
the plan.
Mr. Swarthout stated the employee parking for the food store would be in back
and there would be a back door for access.
Chairman Sheldon suggested that on the north side of the site, when you pull
into the parking lot, there is a very poor line of sight. You cannot look
into the buildings from across the lake. This is a security question the
developer might want to look into.
Buffalo Grove Plan Commission
Regular Meeting - Page 4
April 1, 1987
ADJOURNMENT
Moved by Commissioner Davis, seconded by Commissioner Goldspiel, and
unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the
meeting at 11:15 P.M.
Respectfully submitted,
1/(_)61-711M/
Kathleen Comer
Recording Secretary
APPROVED BY:
%446d.e- e--J
Barbara Sheldon
Chairman
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Buffalo Grove Plan Commission
Regular Meeting - Page 5
April 1, 1987