Loading...
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 I 1 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 1 V 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 i 1 Buffalo Grove Plan Commission Regular Meeting - Page 5 April 1, 1987