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1996-03-20 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION March 20, 1996 Shires Construction Company Waterfield Place Condominiums Northwest corner of Dundee Road/Weidner Road (Chatham B-3/Rohrman site) Chairman Goldspiel 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. Chairman Goldspiel read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure for the hearing and swore in all persons who wished to give testimony. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Mr. Lundine Mr. Ottenheimer Mr. Trilling Commissioners absent: None Also present: Mr. Marc Schwartz, Marc Schwartz& Associates Mr. John Green, Groundwork, Ltd. Mr. David Wytmar, Groundwork, Ltd. Mr. Richard Vane, Groundwork, Ltd. Mr. Robert Barrett, Jr., Shires Construction Co. Mr. William Raysa, Village Attorney Mr. Richard Kuenider, Village Engineer Ms. DeAnn Glover, Village Trustee Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Aerial photograph of site Exhibit 2: Plan A- 5 building concept dated September 25, 1995 Buffalo Grove Plan Comm-Public Hearing-March 20, 1996-Page 1 Exhibit 3: Plan B - 4 building concept dated September 25, 1995 Exhibit 4: Preliminary Site Plan dated December 5, 1995 Exhibit 4a: Preliminary Site Plan B dated January 29, 1996 Exhibit 5: Preliminary Site Plan dated February 27, 1996 Exhibit 6: Overall Floor Plan-undated Exhibit 7: Preliminary Unit Plan- undated Exhibit 8: Basic Building Sections - undated Exhibit 9: Preliminary Exterior Massing-undated Exhibit 10: Color Massing-undated Exhibit 11: Preliminary Engineering Phase I dated February 27, 1996 Exhibit 12: Preliminary Engineering Phase II dated February 27, 1996 Exhibit 13: Traffic Report dated February 5, 1996 Mr. Marc Schwartz of Marc Schwartz& Associates introduced the development team and stated they are present pursuant to a referral from the Village Board which took place on November 20, 1995. He stated the developer is proposing the rezoning of the subject site from the existing B-3 business center district to R-9 multi-family with a Planned Unit Development as well as approval of a Preliminary Plan with five variations. Mr. Schwartz stated the site is a 6.9-acre parcel at the northwest corner of Dundee and Weidner Road. He noted to the east of the parcel is the Village of Buffalo Grove R-9 multi-family zoning, to the north is R-9 multi-family zoning comprised of two parcels, to the south is the Bison Park which is R-1 and a small piece of R-9 zoning on the south side of Dundee Road, and west of the site is zoned RE and is the existing ballfield owned by District 214. Mr. Schwartz stated the proposed plan is for the development of 136 condominium units in four separate buildings and the proposed density is 19.48 units per acre which is compatible with the surrounding zoning and density of the R-9 multi-family zoning to the north and east. The parking requirement is 1.7 parking spaces per unit, requiring a total of 232 spaces. The proposed plan provides 272 parking spaces. Mr. John Green of Groundwork,Ltd. stated the site had been previously approved for 229,000 Buffalo Grove Plan Comm-Public Hearing-March 20, 1996-Page 2 square feet of offices in two buildings which were 50 feet tall and had 573 parking spaces as part of that approval. He reviewed prior initial site plans presented to the Village Board and then at previous workshop meetings for the Plan Commission. Mr. Green stated the current plan proposes a split entry in and out of the site with a landscaped island between, providing one lane in and two lanes out at both entrances to the site. Therefore, if there is a vehicle stalled or an emergency situation on one side or the other, there is the ability to come into the site through the other lane. He stated this enhances the accesses as has been done `./ in other developments within the village. The site is divided into two phases with Phase one at the southern portion which has 64 units in two 32 unit buildings. There are 128 parking spaces in Phase I. Building one, running along Dundee Road, has been reduced to 190 feet long which is 40 feet less in length than originally planned. They have also titled the building away from Dundee Road so that the closest point to the building is 35 feet at the east end. At the west end, the building is 42 feet from Dundee Road. He further noted they have retained the loop driveway within the site so that if there is a blockage on one aisle or another the opportunity exists to get around within the site. The parking has been compacted to occupy the minimal amount of space and paving. The parking is now also situated between the two buildings off of Weidner Road as has been done on the northern portion of the site. The access to Phase I remains aligned with Weidner Court South and they have developed a meandering bikepath through the site running south to north along the west side of the lake. This bikepath exits the site directly opposite the existing park which already has a bikepath system so that the connection begins to be made to allow the development of a path system through the Village in the south half of the Village. Mr. Green stated Phase II on the northern portion contains 72 units in two buildings, consisting of one 32 unit building and one 40 unit building. Parking is equally developed to ensure there is no shortage during the construction stage. He stated they have developed a landscaped island between the parking aisles by moving building four five feet closer to Stradford Circle to the west. This allow them to create a landscaped separation. He noted they are not showing any parking along Stradford Circle in response to Village staff concerns about snow plowing and maintenance issues. Mr. Green stated the closest distance within the site between buildings is 130 to 135 feet. The building orientations have been set to minimize the impact along Weidner by having the ends of the buildings facing Weidner on buildings three and four and building two which faces Weidner now has increased setback. He noted the floor area ratio is 0.71. Under the Planned Unit Development they would have the minimum number of variations to request as opposed to straight R-9 zoning. The building coverage on site is 18 percent of the site and the open space is at 56 percent. Mr. Green noted there are variations requested which are mostly due to the constraints of the existing site. He stated they are requesting a density of 19.5 dwelling units per acre in lieu of 15 units per acre. He noted this now consistent with existing densities of surrounding developments. The straight R-9 request would allow 24.2 units per acre. He stated they are also requesting a Buffalo Grove Plan Comm-Public Hearing-March 20, 1996-Page 3 variation to allow 42 feet of setback at the south end of building four in lieu of 51 feet. He stated that is because while this site is used as a ballfield site for the high school, because it is zoned residential, the separation requirement is equal to the height of the building. While nothing exists there, the site will be several feet short of the setback because of the existing residential zoning adjacent. Mr. Green stated the flood plain variation request to allow 10 feet from the high water line in lieu of 25 feet are due to the fact that there are some points at building two and three where the structure will come to about 10 feet from the high water line. The ordinance requirement is 25 feet. However, the option to reconfigure the pond is not available in this case and as discussed in workshop sessions, the garage floor levels are still 2 -21/2 feet above the high water line and the natural overland flow is to the north. There are no basements and the lowest floor level is actually above the high water line already and nothing will be below it. Mr. Green stated there is a Development Ordinance variation request to allow interlocking stone grade transitions in lieu of 4:1 grade slopes at several points. He stated they are taking advantage of the bikepath system and turning the lake into an amenity. Mr. Green stated that the request for a variation for five stories is not required because the existing grade around much of the building areas is 5 - 61/2 feet higher than the site. This means that the ground level parking areas are not counted as a story in terms of the Zoning Ordinance definition. He noted that they have the ability to set the buildings into the site and still have the natural overland flow work because the low point is at the north end of the lake which then overflows through the parklands. These buildings can be set into the site and with that the buildings come down in relation to the perimeter of the site so that they are actually four stories over parking and not five stories. Mr. Green stated there are basically two kinds of units; a two bedroom unit and a two bedroom with family room unit. The basic unit consists of 1,210 square feet and the two bedroom with den units consist of 1,500 square feet. Each unit has an eat in kitchen or separate breakfast room, private terrace, laundry room, individual HVAC, two full baths, full ADA accessibility, extensive closet space, formal foyers, walk in closets, etc. Mr. Green stated the buildings are four stories over parking and the existing zoning allows 50 feet in height. He stated they can reduce the impact of the building by using the air space to shape the slope of the roof. The building is not proposed to be any higher but by carrying the roof up it can be used to create the screening. By doing so, and by pulling the back of the roof up to screen the roof equipment, the front is pulled down so that from the ground to the eave point on the roof the height is 41-42 feet and the height is added further back over the building. He stated this can actually reduce the impact of the facade. The top floor creates a band around the top of the building. He noted the Commissioners were all in favor of creating the top in such a manner at the last workshop meeting. He further noted the lighter tone top breaks up the vertical elements and the roofs pull down the feel of the buildings. Buffalo Grove Plan Comm-Public Hearing-March 20, 1996-Page 4 Mr. Richard Vane of Groundwork,Ltd. reviewed the engineering and utilities for the site. The southern portion of the site along Dundee and Weidner Roads is completely separate from the northern portion of the site and separated by the existing pond. He stated they will be looping a water main from Weidner down to Dundee for water service. He noted there will be a service directly off Weidner for building two. The northern portion of the site again loops from Stradford to Weidner Road. Sanitary sewer exists at Weidner Road and will connect all of the building. He noted the existing pond was sized for the previously approved commercial site and no additional detention will be needed for the site. The storm sewers will flow into the existing pond. Mr. Vane stated there is a significant amount of grade change from both Dundee Road into the detention ponds and also along the park area and back into the site. The grade changes will be utilized to provide the parking level which is stuck into the grade leaving the ground up around the building so that the parking level is more than half below grade. This will help reduce the impact on the height as indicated. Mr. Vane stated the flood plain variation being requested is due to the fact that the detention pond is only classified as a flood plain because the Village requested that it be met. The tributary area to this detention pond is about 0.2 square miles. Normally FEMA requires that there be one full square mile tributary before it be classified as a flood plain. Therefore, there is really only a detention basin in effect here as opposed to a real flood plain. In addition, the first floor is strictly for parking and that is already 2 1/2 feet above the flood plain elevation. There is a significant amount of protection built in here and with the existing overland flow route to the north there is no problem. Mr. Green reviewed the traffic report prepared by Barton-Aschman dated February 5, 1996. He stated the previously approved office development had 573 parking spaces for 229,000 square feet of office building. The proposed development has 272 parking spaces which is 47 percent of what was required for the office building. There are 136 outside spaces whereas the office development had 275 outside parking spaces. He noted that splitting the site minimizes the inbound and outbound traffic at any given point. The closest drive at Weidner Court South is 200 feet north of Dundee Road and serves the smaller phase of this development. Peak traffic exit in the A.M. is 35 cars from Phase I and 40 cars from Phase II. Inbound P.M. traffic shows 30 cars from Phase I and 35 cars from Phase II. 95 percent of the traffic is projected to go from the site to Dundee. 50 percent of that is projected to turn east and 45 percent is projected to turn west. The intersection is already signalized and the conclusions reached are that the residential use has negligible impact. The flow is in the same direction as the existing A.M. and P.M. flow as opposed to the office which would be in opposition to the A.M. and P.M. flow. The office would generate four times the amount of traffic during the peak that this development will and twice as much traffic on a daily basis as the residential. Thereby by moving from a commercial use to a residential use significant improvement over traffic can be anticipated. Mr. Schwartz stated the property has remained vacant for a very long time and development of an automobile dealership was defeated as a non-conforming use to the neighborhood. Therefore, the Buffalo Grove Plan Comm-Public Hearing-March 20, 1996-Page 5 particular zoning restrictions that exist today have diminished the value of the property extensively. He stated there would be a tremendous gain to the public with the proposed residential development as the land has been unable to be developed for commercial use. The property is suitable for its zoned purpose as it is harmonious with the surrounding uses. The property is zoned B-3 but has remained vacant from inception which indicates its present zoning classification is unsatisfactory. He noted there is a need in the community of Buffalo Grove for the type of multi-family housing which is being proposed as evidenced by the desire of the developer to proceed forward with this development. It is clear from all of the testimony that this Village has given great care to the planning of its development and the proposed development conforms to the requirements for rezoning of this parcel. Commissioner Krug asked for more detail on the flood plain area. Mr. Vane stated there has been a dramatic push for conservation of wetlands and waterways in recent years. Pursuant to that the Illinois Department of Transportation has been reorganized as the Department of Natural Resources. They are looking more carefully at any existing bodies of water and more so as a natural resource. Even though this body of water was created by man 15 years ago and would normally be classified as a detention pond, now it is considered a part of the waters of the U.S. and the Army Corps has jurisdiction as does the Illinois Department of Natural Resources. These agencies are concerned with any fish in the waters and other wildlife. Therefore, the best option is to leave the pond alone. Mr. Vane stated the flood way ordinance was created for an additional factor of safety. The State ordinance only requires 10 feet whereas the Village ordinance requires 25 feet. In this particular case, the pond is classified as a flood plain but it really has more of the characteristics of a detention pond as it does not have a square mile draining into it. In this particular case they feel it is warranted to grant the variation. Mr. Schwartz stated it is important to note that at the prior public hearings concerning development of the site there was a great desire from the homeowners surrounding the property to have this waterway remain untouched. Commissioner Krug noted he was disappointed that the driveway across from Hapsfield Lane has been taken out. He stated he feels it is a necessity for Fire Department access to the building. Mr. Green stated the building has not been moved so the opportunity to put that driveway back in exists. He noted a sense at the second workshop that the driveway be removed and the entranceway should be reconfigured. Chairman Goldspiel stated he thought the consensus at the workshop had been that the driveway that wrapped around was not approved of and a drop off at that point had been recommended. He further noted there was a memo from the Fire Department that should be addressed. Buffalo Grove Plan Comm-Public Hearing-March 20, 1996-Page 6 Mr. Green stated there was a memo dated March 19, 1996 which indicates a preference for some sort of access along that point and the opportunity does exist to put in a drop off. He stated they can put in a 12 foot service lane off of Hapsfield Lane to which they have no objection to same. Commissioner Krug noted the explanations for the variation requested have been sufficiently addressed for his support of the project. He asked for a response to Mr. Wright's memo regarding the sufficiency of turning radii at building three. L./ Mr. Schwartz stated they will address that concern. Commissioner Howard agreed with Commissioner Krug with regard to re-establishing the dropoff service lane. She also asked for detail on Mr. Wright's memo regarding turning radii. Mr. Green stated the memo notes that the parking area to the southwest of building three has an aisle that extends slightly beyond the two southernmost parking spaces and he requests that aisle be extended further so that cars can back into that aisle space and move forward. He noted they can certainly accomplish that and will do so. Commissioner Howard asked about the concerns with garbage pickup. Mr. Green noted the concern is that a garbage truck which backs into the space to pickup refuse may block one of the aisles temporarily. He noted that would be a very short time period because the refuse inside of the buildings would be wheeled out for the garbage trucks to pick up which only takes a moment and is done at hours which would not interfere with ingress or egress from the building. Commissioner Rosenston stated he favors re-instatement of the drop off/emergency drive for building two for the convenience of elderly residents and emergency access for the Fire Department. Mr. Schwartz stated they have no objection. Commissioner Rosenston asked if it is possible to move building four about five feet north and thereby dispose of the need for a variation there. Mr. Green stated they can move the building north five feet. However, there feeling was that the more space that could be created along Weidner the better. Since there are ballfields and school use to the south, they felt they would set the building further back. Commissioner Rosenston stated that makes sense. Commisisoner Berman asked if the issue of the 4-story or 5-story height had been reviewed and if that variance is required. Buffalo Grove Plan Comm-Public Hearing-March 20, 1996-Page 7 Mr. Raysa stated the issue has bee reviewed by Mr. Hruby and he agrees that the building is 4 stories. Commissioner Berman stated he does not favor including a driveway which attaches to the parking lot if the plan is to add a circle drive. He stated it should be made large enough to accommodate the Fire Department but not so large that it dominates the front of the building. Commissioner Trilling asked that the curb cuts between buildings one and two be addressed. Mr. Green stated they have tried to develop enough stacking space for two cars to do a left hand turn as they exit at building one. Based upon the traffic report information which states that 95 percent of the traffic exiting the site would be going to Dundee Road, two stacking spaces would be consistent with their recommendation. Commissioner Trilling asked if any of the parking spaces would be designated as guest parking and/or reserved parking. Mr. Green stated the only spaces that will be designated for any specific use are those that will be required for handicapped parking. He noted they wish to leave the parking as flexible as possible. Chairman Goldspiel asked if there has been any discussion regarding park donation and park extension of the bikpath. Mr. Green stated the development will require park donations in accordance with the formula developed bythe Park District. The utilization of those funds is somethingthat the developer has P P no control over. He noted they will encourage that some of those funds go toward the connection and extension of the bikepath system. Chairman Goldspiel asked what the landscaping will be like for the island between buildings three and four. Mr. Green stated they moved building four in order to create a larger green space and they will have a 10 foot wide island there to create significant landscaping. The corner of Weidner and Dundee already has some heavy landscape existing at that corner and additional landscaping will be added for further enhancement. Chairman Goldspiel asked if the engineering plan had been reviewed. Mr. Kuenider stated yes and the plan will work. Mr. Jordan Kagen, 684 Weidner Road, asked what the density is for the properties directly north of Dundee and east of the site. Buffalo Grove PlanComm-Public1996-Page Hearing-March 20, 1996 Page 8 Mr. Green stated the density for Chatham East is 20.01 and the density for Chatham Place is 19.1. Eleanor Hesse, 787 Beechwood, asked if apartments will be allowed or will the zoning be restricted to owner occupied condominiums if the P.U.D. is amended and the zoning redone. She stated she is concerned if the real estate market changes and this development becomes an apartment complex. She stated she would like to see voluntary deed restrictions for single family ownerships. Mr. Schwartz stated the zoning classification is for R-9 with a P.U.D. and that P.U.D. sets forth certain requirements and criteria and it is anticipated to be for a condominium development. Therefore, any change to the development on the site would necessitate Village approval. Mr. Raysa stated that as long as the petitioner comes forward to the Village and asks for fee simple ownership and the Village agrees with that, it is put into the P.U.D. based upon the petitioner's request to make it condominium. The condominium document is approved by the Village and normally cannot be amended without subsequent approval by the Village. Mr. Schwartz stated it is the intention of the developer to seek fee simple ownership. Diana Hucker, 891 Beechwood, thanked all concerned and noted great pleasure with this development. Dick Brooks, 915 Stradford Circle, asked why a 5-story building is being allowed when everything else is a 4-story building including the basement. Chairman Goldspiel noted that the developer had withdrawn any request for a 5-story building. Mr. Pfeil stated the Director of Building and Zoning has interpreted the information on this plan concerning average grade around the buildings and has determined that based on the Zoning Ordinance definitions the parking level of each building is not a story so the buildings are classified as four stories. There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 8:55 p.m. Respe• lly submit ,.., At., 4 Fay Rubin, R;cor a ing Secretary Buffalo Grove Plan Comm-Public Hearing-March 20, 1996-Page 9 APPROVED BY: T GOLD L, hai an I Buffalo Grove Plan Comm-Public Hearing-March 20, 1996-Page 10 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION March 20, 1996 Shires Construction Company-Waterfield Place Condominiums Proposed Fire Training Facility, Special Use in the Industrial District, southeast corner of Deerfield Parkway/ Krause Drive—Workshop#1 Lake County Stormwater Management Commission Presentation concerning the Upper DesPlaines River Flood Control Feasibility Study calledthemeeting to order at 8:55p.m. in the Village Council Chairman Goldspiel ee g Chambers, g Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Mr. Lundine Mr. Ottenheimer Mr. Trilling Commissioners absent: None Also present: Mr. Marc Schwartz, Marc Schwartz& Associates Mr. John Green, Groundwork Ltd. Mr. David Wytmar, Groundwork Ltd. Mr. Richard Vane, Groundwork Ltd. Mr. Robert Barrett, Jr., Shires Construction Co. Chief Thomas Allenspach, Fire Department Mr. Ward Miller, Director of Lake County Stormwater Management Commission Mr. Michael Warner, Lake County Stormwater Management Commission Mr. Donald Matthews, Gewalt Hamilton Associates Mr. Steven Berecz, Gewalt Hamilton Associates Buffalo Grove Plan Come-Regular Meeting-March 20, 1996-Page 1 Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Ms DeAnn Glover, Village Trustee Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Rosenston, seconded by Commissioner Ottenheimer to approve the `./ minutes of the regular meeting of February 21, 1996. Commissioner Rosenston noted a change in verbiage was necessary in paragraph 7 of page 7. All Commissioners were in favor of the amended motion and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS Commissioner Howard attended the Village Board meeting on February 19, 1996 where Mobil Oil gave a presentation for the building of a 2,900 square foot building with a car wash. She noted the Trustees had some concerns with the site plan and Mobil was asked to redesign their plans. Moved by Commissioner Krug, seconded by Commissioner Howard to allow the Shires Construction Company agenda item to come before the proposed Fire Training Facility item. All Commissioners were in favor of the motion and the motion passed unanimously. SHIRES CONSTRUCTION CO._REZONING FROM THE B-3 PLANNED BUSINESS CENTER DISTRICT TO R-9 P.U.D. AND APPROVAL OF A PRELIMINARY PLAN FOR 136 CONDOMINIUM DWELLING UNITS. NORTHWEST CORNER OF DUNDEE ROAD!WEIDNER ROAD Moved by Commissioner Rosenston, seconded by Commissioner Berman to recommend approval to the Village Board of the petition for rezoning from the B-3 Planned Business Center District to the R-9 Multi-Family District with a Planned Unit Development (P.U.D.), amendment of a P.U.D. and approval of a Preliminary Plan with the following variations: ZONING ORDINANCE: Section 17.28.050.E.i.d. - To allow a density of 19.5 dwelling units per acre(136 total units) rather than 15 units per acre; Section 17.28.050.E.4.b. - To allow a setback of 42 feet from the south property line instead of 51 feet (height of the building)for Building No. 4 as depicted on the Preliminary Plan; Section 17.40.050.C. - To allow a front yard setback of 20 feet instead of 25 feet for Building No. 4 from the right-of-way of Stradford Circle; DEVELOPMENT ORDINANCE: Section 16.50.040.C.3.b.3. - To allow interlocking stone landscape wall grade transitions instead of 4-foot (horizontal)to 1-foot (vertical) slopes for a stormwater detention facility; FLOODPLAIN REGULATIONS: Section 18.20.020.E. - To allow for the elevation of the ground for a minimum distance of 10 feet surrounding a building erected adjacent to a Special Flood Hazard Area(SFHA) at an elevation of not less than 1-foot above the base flood elevation instead of 25 feet, subject to: Buffalo Grove Plan Come-Regular Meeting-March 20, 1996-Page 2 1. Extension of the apron at the south end of the parking lot between buildings three and four 2. Addition of a driveway turnaround which satisfies the requirements of the Fire Department for access and also serves as an entrance to building two Chairman Goldspiel asked how the height on the proposed buildings compares to the height of adjacent buildings. Mr. Green stated the height should be comparable. The proposed elevation will be about 41 or 42 feet at the eave of the roof and then it continues on up. The 50 foot high point is actually back about 15 feet. Commissioner Rosenston stated the proposal is a very nice addition to the Village and far better than anything that has come before. The development team have come a long way with all the concerns and requests of the Village Board and this commission and therefore this development will enhance the Village. Commissioner Howard concurred with Commissioner Rosenston stating this is a conforming use and will definitely preserve the integrity of the neighborhood. Commissioner Rosenston noted his initial concern with the number of variances requested. However, given the constraints of the site the variances are warranted and he sees no objection to same. Commissioner Krug noted the development team has done an excellent job and noted that a 51 foot height will not be all that noticeable from the street. Mr. Raysa asked why there is a Phase I and Phase II on the preliminary plan. Mr. Schwartz stated they will be starting two buildings at one time and it is therefore an engineering issue as well as a construction phase. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Howard, Rosenston, Samuels, Berman, Lundine, Trilling, Ottenheimer, Goldspiel NAYES: None ABSENT: None ABSTAIN: None Buffalo Grove Plan Come-Regular Meeting-March 20, 1996-Page 3 LAKE COUNTY STORMWATER MANAGEMENT COMMISSION-PRESENTATION CONCERNING THE UPPER DESPLAINES RIVER FLOOD CONTROL FEASIBILITY STUDY Mr. Ward Miller the Stormwater Management Commission is an equal partnership between the municipal governments in Lake County and the County government. The commission is made up of six mayors and six county board members representing six geographic regions of the county. Mr. Miller stated the DesPlaines river has a long history of flood events stretching back to the 60's. Flooding is a naturally occurring event and it can be a beneficial event other than the fact that man has come in and developed and therefore there are damages from flood events. After the major flood in 1986, the Corps of Engineers and the State of Illinois and others got together to come up with a plan on how to control some of these repetitive flood damages along the river. The study has two components. The first is to map out the flood plain and the flood way with new rainfall information, new historical flooding information and also to have more accurate input as to land use. The second component is to see what can be done to minimize and solve the damages occurring. Projections show an average of 18.6 million dollars per year in flood damages if nothing is done. Continued urbanization of the watershed will increase the damages by 26 percent. This is a major drain on the economic vitality of this region. The federal government has completed its first phase by identifying new flood plain, flood way and flood height information and they are about half way through completing their second phase by identifying certain areas in the county for flood control reservoirs and they will be adding specific levee areas and other smaller wetland restoration and flood storage areas throughout the watershed to try to reduce these projected damages. Mr. Miller stated the federal government through the Corps of Engineers is paying for 50 percent of the study and the other 50 percent of the study is paid for mostly by the State of Illinois, although the Lake County Stormwater Management Commission has participated in the funding and the Metropolitan Water Reclamation District has come up with some funding. This is a 2.2 million dollar study which began in 1988. Mr. Michael Warner presented a map and reviewed the difference between the existing flood plain and the proposed new flood plain information and the existing flood way and the new flood way. He noted at Route 22 the new flood plain did not change in elevation. At Deerfield Road there is a two foot difference between the old figures and the new. He noted other parts of the Des Plaines river valley such as the Gurnee area are experiencing a 2-3 foot increase in flood plain elevations. Chairman Goldspiel asked about the different zones on the map. Mr. Warner stated FEMA is basically an insurance company and they will look at areas where policy owners are living and say there is a higher risk of flooding in one area than another. Therefore they have developed the different zones on the maps. He noted the 100 year storm sets Buffalo Grove Plan Come-Regular Meeting-March 20, 1996-Page 4 ordinance requirement information and the 500 year storm is used internally by FEMA to set a different risk area for flood insurance purchasing. Mr. Warner stated the real difference between the existing study and the proposed flood way is that there is a different methodology which is being used by the State of Illinois for a definition of a flood way. That is why the flood way actually has more dramatic change than the flood plain in a lot of locations along the river in the new study. Mr. Miller stated that one of the reasons this information is being presented in this manner is because they do not yet have the new information from the Corps of Engineers. He noted the Corps states their data is preliminary. Chairman Goldspiel asked what the difference between the new and old definitions used for the flood way. Mr. Miller stated the old study done in the late 70's had conveyance flood ways. The State of Illinois adopted a new flood way definition that was different from the old federal definition and it includes some storage considerations. By State law they must follow the state's definition of a flood way which not only includes some of the velocity conveyance which is coming done but also considers some of the storage connected with that conveyance path. That is why these flood ways are slightly different than the old federal definition. Mr. Miller stated that going from the old to the new information based on urbanization etc. the flood way limits are moving to the west and they will take up more of the proposed parcel. Under state law you can only have appropriate uses in the flood ways such as parks and golf courses. Therefore you cannot basically develop in the flood way. You can do some development in the flood plain which is outside of the flood way with certain restrictions. Basically you cannot fill in flood plain without compensating for that lost storage. He noted this study is utilizing the state of the art methodology and the best information possible. During this transition phase between the existing regulatory flood plain and flood way maps and a draft new study which is not yet a legal regulatory condition, the best and newest information should be used when determining any new developments despite the fact it is not yet legal. Chairman Goldspiel asked what has been determined to be the most beneficial needs for the Buffalo Grove area. Mr. Miller stated the government has decided that based on damages they can justify a $150,000,000 flood control project in this watershed. They have already identified 8 reservoir locations to hold back runoff. In addition, they showing a lot of enhanced wetlands to increase flood control storage. This draft plan is not yet available. It is a very long term solution to reduce damages by 50 percent. Commissioner Berman asked if the Boznos project would have any material effect on downstream Buffalo Grove Plan Come-Regular Meeting-March 20, 1996-Page 5 developments. Mr. Warner stated they do not have enough information on the project design to answer that question. Commissioner Berman asked if any part of the Boznos property is designated as a flood control area. �./ Mr. Miller stated no. Mr. Manhard stated the area has been filled and the flood way will not reach Milwaukee Avenue. Mr. Raysa asked when the information was obtained for west Milwaukee Avenue south of Aptakisic. Mr. Warner stated it was information from 1990. Mr. Miller stated the benefits will accrue to Cook County and therefore three counties are working together to reach an agreement on everyone's fair share. PROPOSED FIRE TRAINING FACILITY. SPECIAL USE IN THE INDUSTRIAL DISTRICT, SOUTHEAST CORNER OF DEERFIELD PARKWAY/KRAUSE DRIVE --WORKSHOP #1 Chief Allenspach stated this is a combined area fire training facility being developed with Buffalo Grove, Wheeling and the Long Grove Fire Protection District. The site is approximately 4.6 acres located at the southeast corner of Deerfield Parkway and Krause Drive,just west of the Wheatlands and north of the sewage treatment plant. The site reserves space for a fourth fire station. The site is plotted with the fourth station in mind using the footprint of Station 27 on Route 22. He noted they entered into a license agreement with Lake County and received approximately 30 feet of their sewage treatment property on the south border of the site. The committee is receiving a $180,000 from each of the three communities and as a result they will prioritize the improvements to the site until the money is gone. Any hopes for further improvements in training props on the site will come as a result of an additional partner or back to the various boards for additional money. Chief Allenspach stated the first improvement will be development of the site and then work on the training props will begin with the drill tower being first. He noted that nothing on the site is a habitable structure only a training prop. After the drill tower will come a confined space tunnel trainer, driving course, flammable liquid pit, tanker props for both rail cars and fifth wheel tanker trucks and an observation tower. He noted they hope to be able to add a mobile classroom to be located where the fire station is planned. However, this classroom is not being planned now and they will be back for approval if and when they are ready to add same. Buffalo Grove Plan Come-Regular Meeting-March 20, 1996-Page 6 Chief Allenspach stated the station's exit for emergency apparatus will come out onto Krause Drive and will use Deerfield Parkway. The station will allow for drive through and turnaround for all vehicles to reposition themselves. The drive through will come by using the drill site itself with the access drive off of Krause to the back and out through a parking lot for the station. This would be the same access used by the firefighters when they come in for shift change. This leaves ample room for the rest of the site to be used as a drill facility, including use of the pond. The entrance to the parking lot for the station is dead ended so that a dry hydrant off of the pond can be provided for fire apparatus use. A second dry hydrant has been added on the south side to `./ allow approach from a different direction. Access to the site has also been provided from the access road of the sewage treatment facility. This will not be used all the time and will be gated and locked as is the facility now. Whenever the access road is used, permission will have to be received to allow the security guard to unlock the gate. Chief Allenspach reviewed the drill tower plans noting it is a four level facility which starts out with a one story garage area. There will be a two story living area that simulates a house and then a four level tower. Off the back of that tower is an elevator shaft. The bottom of the shaft is the entrance to the confined space tunnel which comes up in the southeast under the site in a manhole which will be relatively level with the surface. There will be two burn rooms in the facility, one on the first floor and one on the second floor which will be lined with a special material which allows burning without the facility being destroyed. He stated they will be burning with wood and paper and straw and some smoke and odors will be produced. In the future with additional partners and financing it may be possible to go to a propane system. The roof areas will have actual wood on them for practice. Rescue work inside and outside will be practiced. Chief Allenspach stated this is a metal clad building. The roof and floor materials are the same and the structural supports are steel. Chief Allenspach stated they will also have a flammable liquids pit. This produces no visible smoke and there are no hazardous materials released as propane gas is used. Chief Allenspach noted the whole site drains back into the pond because the water will be taken out through the dry hydrants and then letting it back into the pond rather than using the municipal water supply. He stated the southwest corner will have a large concrete pad to be used for training with tanker cars and automobiles. Once or twice a year they arrange with local salvage companies to bring cars onto the site and the fire companies are brought out to practice extricating dummies from the cars. Once that is done the cars are hauled away. The south part of the site will have a railsiding and eventually rail cars for practice. Chief Allenspach stated lighting for the site will be minimal as they wish to provide as much of a realistic atmosphere as possible. Night training is done which usually starts as soon as it gets dark until about 10:30 or 11:00 p.m. There will only be three lights which should provide enough security. He noted they do not plan to provide fencing and will provide security for each of the training props by locks and securing each of the props. He stated fences don't keep people out and they would have to secure each of the training props anyway. This will same some money Buffalo Grove Plan Come-Regular Meeting-March 20, 1996-Page 7 which could be better spent on the site. Chief Allenspach stated they will use the natural landscaping of the pond on the east and the grassy area and existing trees on the site on the north. He stated they do not plan to do any landscaping other than grass on the west and south. Commissioner Rosenston asked if the entire site would be paved. �./ Chief Allenspach stated the entire site would be concrete and asphalt. Commissioner Ottenheimer asked how tall the tower would be. Chief Allenspach stated the tower would be 40 feet to the top plus the addition of railings for another 3 feet. Commissioner Ottenheimer asked if the house would look like the shell of a building. Chief Allenspach stated this would be a full steel structure complete with shutters. Chief Allenspach stated there would also be a flash over trainer located on the site. Commissioner Trilling noted concern that the intense heat and flames would damage the building over time and asked if there would be a maintenance program. Chief Allenspach stated there is no fire scarring anticipated due to the types of materials to be used in the structure. Commissioner Trilling asked how often the facility will be used. Chief Allenspach stated training would be held 3-5 times per week. Commissioner Trilling asked if there would be any signage on the site or other distractions. Chief Allenspach noted that burning on site would take place only one or twice per month during the day time hours. However, this may initially cause some curiosity on the part of motorists. Commissioner Berman noted the Glenview Fire Department has a burn tower located in a residential area and it may be a good idea to inquire what kind of problems they have encountered, if any. Commissioner Lundine noted the facility could become a haven for kids to play on if the site is not fenced. Buffalo Grove Plan Come-Regular Meeting-March 20, 1996-Page 8 Chief Allenspach stated the site will be secured. Chairman Goldspiel noted the original site for this type of facility was to have been located on Barclay Boulevard and asked why the site was changed. Chief Allenspach noted they traded for this site because the pond was an excellent training tool. In addition the access to the other site was not as good as the access for the proposed site. Also, the other site would have been directly adjacent to a commercial facility. Chairman Goldspiel asked what kind of rest room facilities would be available as there would be no fire station. Chief Allenspach noted the site will require the use of portable facilities until such time as a station is constructed. Chairman Goldspiel asked how many people would be on the site at any one time. Chief Allenspach noted there would be 18 people on site. Chairman Goldspiel asked if the detention would be sufficient for the amount of paved area. Mr. Matthews of Gewalt Hamilton stated yes. Chairman Goldspiel noted concern with the use of foam in putting fires out and its disposal in the pond. He stated some additional information should be presented on this matter to see if some form or holding tanks or other devices may be necessary. Chief Allenspach stressed that all foam used is biodegradable. Chairman Goldspiel noted concern with the automobile and tanker area being unfenced. He stated it should be considered for fencing. He further stated some kind of shield may be necessary to prevent any gapers block. Chief Allenspach stated this would be too difficult to do and further noted that all three communities would never train together. Commissioner Rosenston noted agreement with Chairman Goldspiel. He stated there should probably be some kind of signage put up to explain the nature of the activities. He also agreed that the area needs protection from curious children especially at night. Commissioner Trilling noted this street is a gateway to Buffalo Grove and if a fence is setback far enough from Deerfield Parkway with some landscaping, it would lessen the visual impact of the fence. Buffalo Grove Plan Come-Regular Meeting-March 20, 1996-Page 9 Commissioner Ottenheimer agreed that some kind of barrier is needed just for shielding purposes. Commissioner Rosenston stated some kind of shielding is needed for both aesthetic reasons and safety reasons. Commissioner Berman stated it may be more hazardous to have a visual barrier and noted a chain link fence may be better. He noted fencing is very important for the car and tanker area which is very close to the road. Commissioner Lundine noted he would have no problem with a lack of fencing if there was a fire station, but without one fencing is needed. CHAIRMAN'S REPORT Chairman Goldspiel noted there is a planning training program on April 6, 1996 in Elgin for anyone who may be interested. FUTURE AGENDA SCHEDULE Mr. Pfeil stated the April 3, 1996 is canceled and there will be a special meeting on April 10, 1996. There will also be a meeting on April 17, 1996. He further noted April 8, 1996 is scheduled for a Village Board meeting which might involve the Plan Commission. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT -None NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Berman, seconded by Commissioner Rosenston and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 11:30 p.m. Resp dully submitt , Fay ubi , ec ding Secretary Buffalo Grove Plan Come-Regular Meeting-March 20, 1996-Page 10 APPROVED BY: GOLDSPIEL, C 'rman Buffalo Grove Plan Come-Regular Meeting-March 20, 1996-Page 11