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