1996-04-17 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
April 17, 1996
Petition to the Village of Buffalo Grove for Approval of a
Special Use for a Fire Training Facility in the Industrial District
Chairman Goldspiel called the hearing to order at 8:03 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
Ms. Howard
Mr. Rosenston
Mr. Lundine
Mr. Trilling
Commissioners absent: Mr. Krug
Mr. Samuels
Mr. Berman
Mr. Ottenheimer
Also present: Chief Thomas Allenspach, Buffalo Grove Fire Department
Deputy Chief Joseph Wieser, Sr. Buffalo Grove Fire Department
Chief David Grupp, Long Grove Fire Protection District
Mr. Steven Berecz, Gewalt Hamilton Associates, Inc.
Mr. Donald Matthews, Gewalt Hamilton Associates, Inc.
Mr. William Raysa, Village Attorney
Ms. DeAnn Glover, Village Trustee
Mr. Robert Pfeil, Village Planner
The following exhibits were presented by the petitioner at the public hearing:
Exhibit 1: Overall site plan with preliminary engineering (Sheet 1) dated March 6, 1996 by
Gewalt Hamilton Associates, Inc.
Exhibit 2: Overall site plan with preliminary engineering dated February 26, 1996 by Gewalt
Hamilton Associates, Inc.
Exhibit 3: Elevations of proposed training tower(Sheets 1 and 2 of 7) dated August 16, 1995
Buffalo Grove Plan Come-Public Hearing-April 17, 1996-Page 1
by Fire Facilities, Inc.
Exhibit 4: Elevations of proposed training tower(Sheets 2 of 7) dated August 16, 1995 by
Fire Facilities, Inc.
Chief Allenspach reviewed the history of the Fire Training Facility Plan. He noted this request
puts into motion three years of planning and capital improvement commitments by the Village of
Buffalo Grove to fund and build a Combined Area Fire Training Facility with the Village of
Wheeling and the Long Grove Fire Protection District. The site is located on approximately 4.58
acres on the southeast corner of Deerfield Parkway and Krause Drive,just north of the Lake
County's new sewage treatment plant and west of the Wheatlands apartment complex.
Chief Allenspach stated this site reserves space for a fourth fire station and provides ample room
to conduct live fire training exercises as well as a broad spectrum of other fire and emergency
service training. The Combined Area Fire Training Committee(CAFT) has prioritized
improvements to the site to include site improvements and training props such as a trill tower,
confined space/tunnel trainer, driving course, flammable liquid pits, tanker props and observation
tower. The actual construction and implementation of these improvements and props will depend
on available finances. Total implementation may depend on acquiring a fourth partner.
Chief Allenspach reviewed the Special Use criteria stating the following:
1. The special use will serve the public convenience at the location of the subject property; or
that the establishment, maintenance, or operation of the special use will not be detrimental
to or endanger the public health, safety, morals, comfort, or general welfare.
Chief Allenspach stated the facility will serve the public convenience by providing the location
where the Buffalo Grove Fire Department and Wheeling and Long Grove Fire Departments can
safely train its emergency service personnel to respond to emergency calls in their communities.
Chief Allenspach stated a great deal of training cannot be done in occupied buildings. He stated
they can best serve the public by conducting proper and safe training at the proposed site. It will
also allow for safely training the firefighters under controlled situations. Using this site will
substantially reduce the risk to firefighters. In addition, the Fire Department will be able to train
together with the two neighboring fire departments which reciprocate on their services. This will
also allow other public agencies to train in this controlled environment.
Chief Allenspach also stated that the lack of training at this kind of facility will ultimately be
detrimental and dangerous to the public due to the fact that they will not be as prepared as they
can be. The site itself and the training props will not be a danger. He noted they will be
individually securing the training props between training exercises and will also provide a
perimeter fence as requested by the Plan Commission.
Buffalo Grove Plan Come-Public Hearing-April 17, 1996-Page 2
2. The location and size of the special use, the nature and intensity of the operation involved
in or conducted in connection with said special use,the size of the subject property in
relation to such special use, and the location of the site with respect to streets giving
access to it, shall be such that it will be in harmony with the appropriate, orderly
development of the district in which it is located.
The location and size of the site was carefully selected, indeed traded for the original site on
Barclay Avenue, because it is more isolated and is adjacent to the sewage treatment plant which
`./ will provide a good buffer.
Chief Allenspach stated the nature and intensity of the operation at the site will be minimal. The
average use of the site will average less than 30 hours per week. Some training will be conducted
at night and on Saturdays but will average less than 6 times per month.
3. The special use will not be injurious to the use and enjoyment of other property in the
immediate vicinity of the subject property for the purposes already permitted in such
zoning district, nor substantially diminish and impair other property valuations with the
neighborhood.
Chief Allenspach stated they have positioned the training props that will produce smoke as far
away from the adjacent property as possible, taking into consideration prevailing winds. He noted
they will probably average less than 8 hours per month in activities that will produce smoke. The
distance from Deerfield Road and the Wheatlands should allow the smoke to dissipate. Training
is not generally noisy or disruptive. Use of the site will not impair other property valuations any
more than the sewage treatment plant does.
4. The nature, location, and size of the buildings or structures involved with the
establishment of the special use will not impede, substantially hinder, or discourage the
development and use of adjacent land and buildings in accord with the zoning district
within which they lie.
Chief Allenspach stated all the land adjacent to the proposed site has been developed. Even if the
fire station site is developed, the use of the site will not substantially hinder or discourage the use
of adjacent land and buildings. The times the facility will be used, specifically, late afternoons,
evenings and weekends, are not times when many residents will be around.
5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or
will be provided.
Chief Allenspach stated they have provided for adequate utilities, roads and drainage.
6. Parking areas shall be of adequate size for the particular special use, which areas shall be
properly located and suitably screened from adjoining residential uses, and the entrance
Buffalo Grove Plan Come-Public Hearing-April 17, 1996-Page 3
and exit driveways to and from these parking areas shall be designed so as to prevent
traffic hazards, eliminate nuisance, and minimize traffic congestion in the public streets.
Chief Allenspach stated there is no formal parking areas in the proposal. He noted the size of the
site allows adequate areas for fire department equipment to stage as well as private cars for
students on site. He stated the entrance and exit driveways to the site are adequate to prevent
traffic hazards, eliminating nuisances and minimizing traffic congestion since the entrance is off a
basically dead end street facing the sewage treatment plant.
Chief Allenspach stated the proposed screening on the north is basically the distance from the
street, the drop off in the site itself, and the grassy area where the fire station would be located.
He stated on the east the screening consists of the pond itself and no screening is proposed on the
south and west sides.
Chief Allenspach stated entrance to the site will be off of Krause Drive with access to Deerfield
Parkway. Additionally there will be an access from the service drive in the sewage treatment
plant. The main props on site include a four level training tower, sweep/flashover trainer,
concrete pad to house cars from time to time for training and which will be removed thereafter.
He noted they hope to eventually acquire some tankers to use for training. On the south end of
the property they propose to eventually put a railsiding where eventually some rail cars may be
acquired. He further noted a confined space rescue tunnel will be off the back of the training
tower and the access to that will be from the base of the elevator shaft on the tower which comes
back up to ground level via a manhole. To the north of the training tower and central on the site
will be depressed area for a flammable liquids pit where they will simulate the use and
extinguishment of flammables liquids. He noted they will be using propane gas which is
controlled by valving. This allows training without producing harmful vapors and smoke.
Chief Allenspach stated they may use some fire fighting foams in the training tower which were of
concern to the Plan Commission and they have included brochures on same in the packet provided
to the commissioners.
Chief Allenspach stated there would also be a ten foot high observation tower on the northeast
side which will allow observation of the entire site. This item is last on the list and will be the last
to be constructed depending on available funds. He noted the site has very minimal lighting with
light standards near the entrance off of Krause Drive, one near the entrance from the sewage
treatment plan and one adjacent to the observation tower. This will provide security lighting and
realistic training. If additional lighting is necessary,it will be provided through lights and
generators carried by the department. The water generated on the site will come from two areas
and dry fire hydrants from the pond will be used. This allows the water to be recycled and no
treated municipal water will be used. There are fire hydrants on the site located on the north side
and in the southeast corner. These will be used from time to time and live fire training requires
two separate sources of water for safety reasons which will be provided. The entrance has been
dead ended in order to provide an opportunity for the truck to pull up and use the dry hydrant at
Buffalo Grove Plan Come-Public Hearing-April 17, 1996-Page 4
the furthest distance from the site.
Chief Allenspach stated the whole site will be asphalt with the exception of the ramps and the area
for the cars and tankers. The entire site will be curbed with the exception of the dead end access
that will eventually possibly lead into a fire station. There will be seeded grassy areas on the west
side and the north side of the station. He noted they are proposing a sign which will identify the
site as a combined area fire training center, identifying the three communities involved.
`./ Chief Allenspach noted the chain link fence to be installed to secure the area. The south fence is
the one which presently exists and will be moved as approximately 30 feet of land there has been
leased. This will link up with the fence on the west side up to the access with a gate. The fence
will actually go about five feet into the pond. The same will be done on the southeast and the
fence will go into the pond area. He stated they need access to the pond and rather than fence the
site all the way to the east side of the pond, this would be the best solution.
Chief Allenspach stated they will be using the pond for dive team training as well as the dry
hydrants. As the water is processed back into the site, each manhole will act as basins where the
water can come in, material settle out of it and the water without materials can continue to travel
on. In several instances the water goes through a number of storm sewers which have different
levels of inlets and outlets that will separate out sand and gravel and other debris. This sewer will
be cleaned out from time to time. All other materials used on the site for training will not produce
any hazardous atmospheres or by-products.
Chief Allenspach reviewed the building elevation which is of pre-fabricated metal material. These
materials are non-scarring. The two burn rooms are lined with a special material which contains
the fire and heat to that room so that there is no scarring on the exterior of the building. The
small amount of discoloration from smoke can be washed off easily. The roof is the same material
and is coated with a gray paint. The roof has access panels on each side to practice ventilating a
building.
Chief Allenspach stated he feels they have met the six criteria for Special Use from the zoning
ordinance and stated they are willing to work with the Commission to proceed with this project.
He noted the ultimate goal is to better serve the citizens of Buffalo Grove, Wheeling and Long
Grove by providing a location for training to gain hands on experience. This training facility will
provide a safe area for fire fighters to train.
Commissioner Trilling asked if the fire fighting foams will be detrimental in any way to fish and
wildlife.
Chief Allenspach stated they will probably only be using 1 percent of concentration of foam for
training. The foam dissipates quickly and cannot be reconstituted into a foam. Therefore the
chances of producing any visibly seen foam in the pond is very slim. In addition, going through
the different culverts will even further dissipate any remaining foam. He noted they have used this
Buffalo Grove Plan Come-Public Hearing-April 17, 1996-Page 5
foam all over the village and other training facilities have used this foam and there are no reports
of any environmental problems.
Ii
Commissioner Trilling asked what the effect is to fish and wildlife of direct release of this foam.
Chief Allenspach stated they would never directly release the foam. He noted it is done through a
proportioner that is suctioned out of the container and injected directly into the hose stream and
there is no detriment in its diluted form.
Commissioner Lundine asked what the rescue tunnel is.
Chief Allenspach stated it is five inch sewer pipes which will be buried under the ground. There
will be a five foot vertical access to same and a horizontal run into another vertical access into a
manhole. This would be used for training of confined space rescues.
Commissioner Rosenston asked for comments on the letter from Hiffman Shaffer Associates Inc
which asks for dense screening and a wood fence for the site.
Chief Allenspach stated they do not want to hide the site as that in itself would be a detriment and
possible hazard to traffic. They have discussed doing some clump screening around the sign and
on the far east side as they do not want to completely block access to the site.
Mr. Pfeil stated the Village Forester and the Appearance Commission will work on a conceptual
landscaping plan along Deerfield Parkway which could be implemented over a period of time.
Commissioner Howard noted a wood fence would have to be removed in any case once the fire
station is built. She also asked how deep the flammable liquids pit will be.
Chief Allenspach stated it will only be about 10 inches. He further noted it may not be a
depression. The bottom may be flush with the actual site and it may have some built up concrete
or metal walls.
Chairman Goldspiel noted the last criteria for special use states the site will be suitably screened.
However, there is essentially no screening on this site.
Chief Allenspach stated they are using the distance and the pond for screening to the east.
Mr. Matthews stated the distance from the adjacent building is approximately 250 feet.
Chief Allenspach noted it would also be difficult to screen the site from the multi-story residential
building.
Chairman Goldspiel noted 200 feet is not a very great distance especially with the intensity and
Buffalo Grove Plan Come-Public Hearing-April 17, 1996-Page 6
g P g
nature of the use proposed at this site. He stated this site will be somewhat injurious to the use
and enjoyment of the adjacent property and this property must be protected. He stated it is
essential to have some degree of landscaping and softening both on the Deerfield side and on the
Wheatlands side.
Chairman Goldspiel noted concern with the discharge of the foam into the detention ponds. He
asked if it is environmentally responsible to discharge this foam into the ponds.
`./ Chief Allenspach stated the manufacturer has indicated that in the concentrations used and due to
the fact that the foam is expended quickly there would be no environmental problems.
Chairman Goldspiel asked how the water comes in and goes out and if there will be any kind of
bank treatment along the pond to accommodate the dive team training.
Chief Allenspach stated there are no special plans at this point for any bank treatment. He noted
their previous experience using ponds in town have not provided any problems. The area they
will be working in has a fairly low slope as well as a long shelf of shallow water. Obviously, if
they have problems along the way, they will address those concerns.
Mr. Matthews stated the site flows from west to east toward the pond. All of the Wheatlands
development is independent of this particular pond and has its own detention system. The
outflow from the pond is at the northeast corner and flows into the Village storm sewer system in
Deerfield Parkway where it continues to the east and eventually discharges into the Des Plaines
River. The concentrations of the foam to be used, it is not detrimental to any fish life. Once it
enters the Village storm sewer system, it becomes even more diluted by the additional water
introduced so that the concentration becomes almost insignificant by the time it gets down to the
DesPlaines River. He further stated he added a catch basin directly downstream from the
flammable liquids pit that has a hinged gate valve. This material could be contained in a catch
basin and held until ready to be pumped out. However, this will not be necessary, although the
design has been added.
Chief Allenspach stated most of the materials are animal products and completely biodegradable.
Commissioner Trilling asked if there any other detention ponds downstream from this site.
Mr. Matthews stated no. Once the pond water enters the Village storm sewer system it
discharges into the DesPlaines River unless there is sometime of area wide stormwater
management facility.
Mr. Pfeil stated that was correct. The site is part of the Covington Corporate Center plan and the
Village storm sewer system goes directly to the Des Plaines River.
Chairman Goldspiel noted the east side of the pond would be the logical place to do some
Buffalo Grove Plan Come-Public Hearing-April 17, 1996-Page 7
landscaping.
There being no further comments or questions from anyone else present, Chairman Goldspiel
closed the public hearing at 9:05 p.m.
Respect lly submitted,
Fa Rubin, ecre
APPROVED BY:
STEP N GOLDSPIEL, C airman
Buffalo Grove Plan Come-Public Hearing-April 17, 1996-Page 8
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
April 17, 1996
Consideration of amendment of Section 17.36.020 and
17.36.030. Of the Buffalo Grove Zoning Ordinance
�./ concerning parking lot improvements
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
Ms. Howard
Mr. Rosenston
Mr. Lundine
Mr. Trilling
Commissioners absent: Mr. Krug
Mr. Samuels
Mr. Berman
Mr. Ottenheimer
Also present: Mr. Lee Szymborski, Assistant Village Manager
Mr. William Raysa, Village Attorney
Ms. DeAnn Glover, Village Trustee
Mr. Robert Pfeil, Village Planner
The following exhibits were presented by the petitioner at the public hearing:
Exhibit 1: Memo dated April 12, 1996 to the Plan Commission from Robert Pfeil, copy of
minutes of the Plan Commission Special Meeting dated January 24, 1996, memo
dated January 19, 1995 from Edward Schar, Deputy Building Commissioner,
proposed amendments to the Buffalo Grove Zoning Ordinance, Section
17.36.020.A. and 17.36.030.F.
Mr. Pfeil stated new text is being proposed for Sections 17.36.020.A. and 17.36.030.F. In
Section 17.36.020.A., the requirement would be that a site plan would be given to the Village for
permit type review. The plan would pertain to any property where restriping, reconstruction,
expansion or modification of an existing parking lot or construction of a new parking lot would be
Buffalo Grove Plan Come-Public Hearing-April 17, 1996-Page 1
proposed. The proposed text was amended in the workshop process to streamline the plan
submission process. If a plan of record is on file with the Village, such as the approved
preliminary plan or some other plan which has been approved, a new site plan is not required if
the approved plan of record is not being modified. If it is only a restriping or resurfacing type of
procedure, then a new plan would not need to be submitted.
Mr. Pfeil stated the staff strongly endorses this type of a permit because it allows the Village to
ensure the parking lots meet applicable zoning regulations, engineering parameters and the
accessibility issues. Part of the amendments also allow Village staff to ensure that the Illinois
Accessibility Code will be properly adhered to.
Mr. Pfeil stated staff feels this is not particularly onerous on the business community. He stated
the Village intends to be very proactive in notifying the business community of this requirement as
well as other property owners and to make the process as streamlined as possible.
Mr. Szymborski noted the genesis for this idea came from the Commission for Residents with
Disabilities. He stated they would like to make the following points. The proposal is to ensure
that the Illinois Accessibility Code is complied with and that it is only when lots are redone that
the Village can assure that accessibility compliance is followed. The proposed changes do not
enable the Village to prematurely order a parking lot to be redone. The Village will have no
power to force a property owner to redo a parking lot any sooner than they would have done.
However, this amendment will ensure that when that lot is redone, there will be a mechanism to
make sure the lot is done properly and that applicable regulations, particularly the accessibility
code, are followed.
Mr. Szymborski stated the zoning text will not increase the number of handicapped parking
spaces required under the accessibility code. It will merely assure that ramps are located near
handicapped parking spaces. The text amendment will not impact the mix of tenants in a
shopping center, or tenant changes, but it will have the effect of applying accessibility code
standards to the location of ramps in relation to parking spaces to ensure that adequate
accessibility will be provided. He also noted that the Disabilities Commission is sensitive to the
concern that routine maintenance should not be discouraged. He noted that the Disabilities
Commission considers restriping and reconstruction of a parking lot to be more than routine
maintenance. The Commission believes that this type of improvement is a major investment
undertaken by a property owner, and the best way to protect that reinvestment is to review the
plan before any work is done to ensure it is in compliance with applicable regulations.
Chairman Goldspiel noted there is no reference in the draft language regarding a permit fee which
had been previously discussed.
Mr. Pfeil stated it will be amended into the Municipal Code, perhaps under the building code
section. He stated approximately $25 has been discussed by Building and Zoning but same is not
in the zoning ordinance proposed amendment.
Buffalo Grove Plan Come-Public Hearing-April 17, 1996-Page 2
Commissioner Rosenston asked if all that is being required basically complies with the current
state law and does not put any extra burdens on the developers or property owners.
Mr. Szymborski stated that was correct.
Commissioner Rosenston stated he feels that a straight restriping in accordance with the current
plan on record should only have a $5 or $10 fee. If there are changes involved which will require
more effort and time by staff, then the fee should be higher.
Mr. Pfeil stated the staff will review that when the permit schedule is developed.
Commissioner Lundine asked what implementation exists to make sure that the restriping is done
correctly.
Mr. Pfeil stated a field check by either Building and Zoning or Engineering would be the way the
work would be verified. When a permit is given it is conditioned on performance of the work and
final certification of same. If the work is not done up to the permit that has been issued, they
would be told they must correct as required by the permit.
Commissioner Trilling asked what the difference is between accessibility to a depressed curb
sidewalk or from a sidewalk to gain entry to a building.
Mr. Szymborski stated their primary concern is the ramp from the parking lot to the sidewalk and
the amendment has no intention at this time to address entry to a building.
Commissioner Trilling asked how it is known that the preliminary plan or the plan of record do
not require modifications.
Mr. Pfeil stated it must be assumed that the plan was approved or went through the planning
process and that it is a true and correct plan. If there is some error, then that error would need to
be corrected.
Chairman Goldspiel asked what happens when the plan is an older development and the new
requirements cause it to lose parking spaces which drop it below ordinance requirements for such
a facility.
Mr. Pfeil stated it is possible they may have to apply for a zoning variation, although there may be
an opportunity to get the rights to get parking from an adjacent property. He further noted that
most office developments within the last 10-15 years are usually slightly over requirements. Some
of the smaller commercial centers are the ones that are most worrisome because they may have
the minimum amount of required parking.
Mr. Szymborski added that the Illinois Accessibility Code was ahead of ADA and the ratios
Buffalo Grove Plan Come-Public Hearing-April 17, 1996-Page 3
required under the Accessibility Code already met ADA at the time it was put into place.
Therefore, the ratio by which parking lots have been constructed in Buffalo Grove have been in
place for over 8 years now.
There being no further comments or questions from anyone else present, Chairman Goldspiel
closed the public hearing at 7:50 p.m.
L./ Respectfully submitt ,
•
Fay Rubin, a rding Secretary
APP OVED BY:
Yap
S EP N GOLDSPIEL, Chairman
Buffalo Grove Plan Come-Public Hearing-April 17, 1996-Page 4
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
April 17, 1996
Zoning Ordinance, proposed text amendments concerning
Sections 17.36.020 and 17.36.030 concerning site plan
requirements for parking lot improvements
Proposed Combined Area Fire Training Facility, Special Use
in the Industrial District,southeast corner of Deerfield
Parkway/Krause Drive
Proposed Walgreens store, rezoning to the B-5 Town Center District
and approval of a Preliminary Plan for a retail store, northeast corner
of Lake Cook Road/Buffalo Grove Road —Workshop#2
Chairman Goldspiel called the meeting to order at 7:50 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Goldspiel
Ms. Howard
Mr. Rosenston
Mr. Lundine
Mr. Trilling
Commissioners absent: Mr. Krug
Mr. Samuels
Mr. Berman
Mr. Ottenheimer
Also present: Mr. Thomas Allenspach, Chief, Buffalo Grove Fire Department
Mr. Joseph Wieser, Sr., Deputy Fire Chief, Buffalo Grove Fire
Department
Mr. David C. Grupp, Chief, Long Grove Fire Protection District
Mr. Steven Berecz, Gewalt Hamilton Associates
Mr. Donald Matthews, Gewalt Hamilton Associates
Mr. Dennis Huffaker, W-T Engineering Inc.
Mr. Ted Treesh, Metro Transportation Group
Mr. Richard, Cooper Dial Companies
Mr. J.F. Carter, Dial Companies
Mr. Lee Szymborski, Assistant Village Manager
Buffalo Grove Plan Comm-Regular Meeting-April 17, 1996-Page 1
Mr. William Raysa, Village Attorney
Ms. DeAnn Glover, Village Trustee
Mr. Robert Pfeil, Village Planner
ZONING ORDINANCE_ PROPOSED TEXT AMENDMENTS CONCERNING SECTIONS
17.36.020 AND 17.36.030 CONCERNING SITE PLAN REQUIREMENT FOR PARKING
LOT IMPROVEMENTS
Moved by Commissioner Rosenston, seconded by Commissioner Lundine to recommend approval
to the Village Board for consideration of amendment of Sections 17.36.020. And 17.36.030. Of
the Buffalo Grove Zoning Ordinance concerning parking lot improvements. The proposed
amendments would require a site plan and a Village permit for re-striping, reconstruction,
expansion or modification of a parking lot, in accordance with Exhibit 1.
Commissioner Rosenston, in support of the motion, stated this amendment will bring the
ordinance in compliance with state requirements and up to speed with some of the other
communities.
Chairman Goldspiel called for a vote on the motion and the vote was as follows:
AYES: Howard, Rosenston, Lundine, Trilling, Goldspiel
NAYES: None
ABSENT: None
ABSTAIN: None
The motion passed 5 to 0.
APPROVAL OF MINUTES
Moved by Commissioner Rosenston, seconded by Commissioner Howard to approve the regular
meeting of March 6, 1996 and the public hearing and regular meeting of March 20, 1996.
Commissioner Rosenston noted typographical errors on pages 6 and 8 on the March 6, 1996
minutes. All Commissioners were in favor of the motion as amended and the motion passed
unanimously.
COMMITTEE AND LIAISON REPORTS
Chairman Goldspiel stated he attended the Village Board meeting of April 15, 1996 and noted the
following items were addressed:
1. Approval of the Shires Condominiums on Dundee and Weidner Roads
Buffalo Grove Plan Come-Regular Meeting-April 17, 1996-Page 2
2. Proposed change to police headquarters from a 35 foot to 40 foot property line dimension
which is to be treated by the Village as a minor change
Commissioner Rosenston stated he attended the Village Board meeting of April 1, 1996 and no
new or important information was discussed.
CHAIRMAN'S REPORT
Chairman Goldspiel stated he and several commissioners attended the planning program at Elgin
Community College.
Commissioner Trilling stated the planning program was a very beneficial program and may be
very helpful for future plan commissioners.
Chairman Goldspiel noted they gained a good appreciation for the fact that Buffalo Grove is quite
a bit ahead of many communities and reiterated that it may be very helpful for future
commissioners to attend the program.
PROPOSED COMBINED AREA FIRE TRAINING FACILITY, SPECIAL USE IN THE
INDUSTRIAL DISTRICT. SOUTHEAST CORNER OF DEERFIELD PARKWAY/KRAUSE
DRIVE
Moved by Commissioner Rosenston, seconded by Commissioner Howard to recommend approval
to the Village Board of a petition to the Village of Buffalo Grove for approval of a Special Use
for a fire training facility in the Industrial District. The petitioner proposes to construct a fire
training facility including a drill tower, confined space/tunnel trainer, driving course, flammable
liquid pits, tanker props and an observation tower.
Commissioner Trilling stated the property is compatible to a portion of the surrounding
community. He stated he will reluctantly support the motion for the overall benefit to the village.
However, the east neighbor is very important and he is uncomfortable with the site for that
reason.
Chief Allenspach stated they will do their best to be good neighbors on all sides of the site. He
noted they did not have a lot of choices in sites and the prior site was very unsuited for these
purposes.
Chairman Goldspiel stated he shared Commissioner Trilling's concern. He stated multi-family
rental housing is a sensitive type of development which needs to be protected. However, he is
encouraged by the thought of some phased landscaping on that side and would like to see some
landscaping along Deerfield Parkway.
Buffalo Grove Plan Come-Regular Meeting-April 17, 1996-Page 3
Chief Allenspach noted they have been doing training around the Village for years and they have
proven to be very good neighbors and will carry that responsibility onto this site.
Commissioner Lundine lauded the presentation and noted there are none of those neighbors here
for the public hearing and the Commission has done all that is possible for them. He stated he
wholeheartedly supports the motion.
Chairman Goldspiel asked if the motion could be subject to development of phased landscaping
`./ on the east and on Deerfield Parkway.
The amendment was accepted.
Commissioner Howard concurred with Commissioner Trilling and Chairman Goldspiel regarding
the need for landscaping.
Chairman Goldspiel called for a vote on the motion and the vote was as follows:
AYES: Howard, Rosenston, Lundine, Trilling, Goldspiel
NAYES: None
ABSTAIN: None
ABSENT: Krug, Berman, Ottenheimer
The motion passed 5 to 0.
PROPOSED WALGREENS STORE,REZONING TO THE B-5 TOWN CENTER DISTRICT
AND APPROVAL OF A PRELIMINARY PLAN FOR A RETAI_I, STORE,NORTHEAST
CORNER OF LAKE COOK ROAD/BUFFALO GROVE ROAD --WORKSHOP#2
Mr. J.F. Carter of the Dial Companies stated they are asking for a change in zoning in the B-5
District to allow for a double drive-thru and a 15,120 square foot Walgreens store. He stated the
site involves five property owners at the intersection. He reviewed those properties in relation to
the overlay prepared for the meeting. He stated they plan to relocate Mr. Stanley White to the
two-story wood frame house after renovation.
Chairman Goldspiel asked what part of the site was to be reconveyed.
Mr. Carter stated they have broken the site down into three different parcels; the Walgreens
parcel, the detention area and the parcel to be conveyed to Mr. Leikam for use by Stanley White.
There is a detention area along Lake Cook Road which is .20-acres. The Walgreens acreage itself
will be 1.75-acres which encompasses the majority of the corner. Further along Buffalo Grove
Road, parcel B will include .91 acres. This parcel will be conveyed to Mr. Leikam and
encompasses a portion of the two-story frame house along with the two-story wood frame garage
house known as the Foodmaster house.
Buffalo Grove Plan Come-Regular Meeting-April 17, 1996-Page 4
Chairman Goldspiel asked if it is Walgreen's intention to rezone all of that property at this time.
Mr. Carter stated they intend to do a like exchange. Mr. Leikam will deed his property to
Walgreens and Walgreens will deed swap the parcel they purchase.
Chairman Goldspiel asked why Parcel B would be rezoned Wit will not be owned by Walgreens
and will be used as residential. He asked why rezone and convey for residential use.
`./ Mr. Carter stated it just became part of the total package in the application.
Mr. Richard Cooper of the Dial Companies stated that Mr. Leikam is charged with caring for Mr.
White until his death. He stated Mr. White will relocate to the renovated home and upon his
death that property will be sold as commercial property. That is the way it was negotiated with
Mr. Leikam.
Mr. Pfeil stated that Mr. Leikam wants the Foodmasters property to be B-5 zoning so that the
property will be marketable after Mr. White no longer lives there.
Mr. Cooper stated that Mr. Leikam would then decide whether the property would be given to St.
Mary's or sold as commercial property.
Mr. Pfeil stated that Mr. Leikam has clearly communicated that he is desirous of the B-5 zoning
for the property. The B-5 district has sub-districts such as Town Place which is in the residential
sub-district and allows multi-family use. A number of special uses with mixed occupancies are
allowed in the B-5 District. Therefore, it may be possible to structure a B-5 P.U.D. or special use
for the property that would allow the single-family residential use until the property is re-
developed for a commercial use. He noted that the ordinance would need to address approval
requirements for the Foodmasters property when a commercial use is proposed in the future.
Mr. Carter stated the Leikam property would be a nice lead in to the ingress/egress situation
along Buffalo Grove Road. In the agreement with Mr. Leikam, the access point on Buffalo
Grove Road will access both Parcel B and Parcel A. There will be proposed future cross access
agreements with Parcel B that will run with the land. If Mr. Leikam does come back in for
zoning, that will be the access point.
Chairman Goldspiel noted that the B-5 zoning was intended to try to plan as a whole property
which was originally under many separate ownerships.
Commissioner Lundine noted that Parcel A and B should be looked at as one big piece of land.
Commissioner Samuels noted that the residential parcel may be undevelopable in the future
because of the configuration and other possible problems on the site. A commercial building on
the site may not have any commercial viability or meaning with that type of configuration.
Buffalo Grove Plan Come-Regular Meeting-April 17, 1996-Page 5
Mr. Carter stated they are proposing two access points for the Walgreens parcel. There will be a
right-in, right-out on Lake Cook Road with a full movement intersection on Buffalo Grove Road.
Mr. Ted Treesh spoke on his traffic study and noted there would be one inbound land and two
outbound lanes for the access point on Buffalo Grove Road. The outbound lanes would be
striped for a left and right turn lane. The southbound left turn lane on Buffalo Grove Road is
located on the site where the taper into that left turn lane ends and the full storage lanes begins.
In order to accommodate left turns from a dedicated left turn lane, he has recommended that the
t./ turn storage bay be lengthened about 100 feet beyond the driveway and the taper then extended
beyond that point. These plans were submitted to the Lake County Department of Transportation
and comments are expected shortly. The Lake Cook Road access shows a standard island per
IDOT design standards. The Cook County Department of Transportation is willing to allow only
a right in at this time. He noted he will be presenting more information to them in order to
achieve a right in and right out.
Mr. Treesh stated the comment by the Village traffic consultant regarding the queuing that
occurred in the left turn lane on Buffalo Grove Road was studied. It is apparent that the queuing
during peak times never encroached beyond the proposed access, although Mr. Wright indicated
the queue in the through lanes did extend past the proposed access drive.
Mr. Treesh stated they do not believe that is much of a problem due to the traffic on Buffalo
Grove Road. Anyone waiting to turn out onto the site will be waiting on the proposed site and
not on Buffalo Grove Road. If they want to turn left, the left turn lanes will be open to turn into.
Traffic would have to wait until the light turns and traffic clears if they want to continue south.
Chairman Goldspiel noted that traffic would be likely to block the turn lane on Buffalo Grove
Road in order to get into the through lanes.
Commissioner Trilling noted that the southbound left turn lane on Buffalo Grove Road is always
backed up during the morning rush hour.
Mr. Treesh stated Walgreens has very little activity at that hour. This site would be busier during
the evening times and on Saturday.
Commissioner Trilling stated this plan needs to take serious account of its right turn access into
the facility and right turn access out on Lake Cook Road which would be preferable and it would
be preferable even off of Buffalo Grove Road. It is even possible the Lake Cook Road access
would be best with only a right turn in. He stated secondly, that an access is needed into the
Town Center.
Mr. Treesh stated the only way to gain access into the Town Center is into the rear of the Town
Center which puts customer traffic into the service areas of Town Center.
Buffalo Grove Plan Come-Regular Meeting-April 17, 1996-Page 6
Chairman Goldspiel stated that when the Town Center was planned the service area was made
much wider with the intention that this would be carrying traffic. The traffic situation on Lake
Cook Road and Buffalo Grove Road is so severe that it is the make or break point for this
development. He further stated they are not following the intention of the B-5 ordinance nor the
intention of the master plan. Instead a very bad situation is being created in many ways unless this
project is planned integrally with the rest of the Town Center and that includes traffic and uses.
This plan would just undermine 20 years of work if this one parcel is developed as shown.
Commissioner Samuels agreed with Chairman Goldspiel's comments. He stated it is ridiculous to
cut through between the two parcels which are under common ownership and noted it would be
the worst type of planning.
Commissioner Howard agreed with what has been said about access to the Town Center. She
also noted no access has been shown to St. Mary's Church which could be a conflict point since
this is a very active parish.
Commissioner Rosenston stated he would like to see the Town Center plans as well as St. Mary's
Church and all the curb cuts and how they all interface to get a better feel for this area. He
further noted he will not accept any more curb cuts on Lake Cook Road. He stated there is
enough problems with the curb cut on Lake Cook Road for the Town Center. He stated the right
way to plan this development is to look at Parcel A and B as one big parcel.
Commissioner Lundine concurred with looking at Parcel A and B as one big unit. A very large
24-hour Walgreens is not good for Buffalo Grove.
Mr. Carter stated there are a couple of constraints to the development of this property. The plan
as shown is limited by what they had to do with Mr. Leikam in respect of his wishes. Mr. Leikam
owns an integral part of the entire intersection. Mr. Leikam would therefore needs to agree to
any of the suggestions made by the Plan Commission.
Chairman Goldspiel noted this may not be the right time for this project.
Chairman Goldspiel asked where we are in terms of potential widening of Lake Cook Road and
how this meets with the various right of way requirements
Mr. Treesh stated Lake County does not have any widening plans but they will require a 10 foot
dedication which is shown on the plan. He noted he has met with Cook County who has a
potential right of way concept for this section of Lake Cook but they do not have any definite
plans at this point to go west of Portwine. Eventually Cook County would like to widen all the
way to Route 53 but at this point they only have concept. In this concept they would need
between 10-15 feet of additional right of way.
Chairman Goldspiel asked if that was provided for in this plan.
Buffalo Grove Plan Come-Regular Meeting-April 17, 1996-Page 7
Mr. Treesh stated no because the Lake Cook Road center line is proposed to shift at some
locations and it is not known where that shift is to occur.
Commissioner Rosenston noted that Mr. Leikam is adamant that this is the way the plan must be
then this will probably not come to fruition.
Chairman Goldspiel asked how much detention is being covered under this plan.
`./ Mr. Dennis Huffaker of W-T Engineering, Inc. stated the detention system is now designed only
to handle parcel A. He stated they will be exploring the possibility of expanding the Town Center
detention system to handle not only parcel A but parcel B. This would also allow them the
opportunity to eliminate a couple of problem areas between the two properties which were
apparently created with the construction of the Town Center.
Chairman Goldspiel noted that drive-thru facilities for retail uses are not allowed in this district.
Mr. Carter stated that part of the application would ask for a variance for the double drive-thru.
Mr. Pfeil stated that the Village's usual approach is to amend the zoning district regulations so
that similar uses in the district have the same development rights. The Village amended the B-5
District special uses to allow wholesale bakery operations with a drive-through facility; this
amendment was done as part of the approval for the Deerfield Bakery. In the case of the drive-
through proposed by Walgreens, the B-5 text amendment would probably be structured to limit
the special use to certain types of retail uses, otherwise any retail use, including restaurants would
be able to apply for the special use.
Mr. Carter reviewed elevations stating the building would be a brick facade all around with a
dryvit system on top at the parapet. The building is 26 feet in height with 28 feet in height to the
top peak of the parapet. He further stated Walgreens does not allow carts in the parking lot.
They have one of the magnetic machines which beep if you try to remove a cart.
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated there will be a public hearing on May 1, 1996 for the Shell Oil/McDonald's
facility on Route 83.
PUBLIC COMMENTS AND QUESTIONS -None
STAFF REPORT
Mr. Raysa stated the Village of Lincolnshire obtained a sewer easement in 1976 from Aptakisic
Sand and Gravel. Paragraph three of that easement document states that when the subject
property becomes contiguous to the Village of Lincolnshire it becomes part of Lincolnshire. In
Buffalo Grove Plan Come-Regular Meeting-April 17, 1996-Page 8
January Lincolnshire annexed as a voluntary petition a small section of land at that point. When
that happened the Village Manager sent a letter to Scott Greenberg informing him of that
particular paragraph and informing him to file a petition with the Village of Lincolnshire.
Therefore, Mr. Greenberg is currently talking with both Buffalo Grove and Lincolnshire.
NEW BUSINESS -None
ADJOURNMENT
Moved by Commissioner Rosenston, seconded by Commissioner Howard and carried
unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 10:45 p.m.
Resp fully submitt ,
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F Rubi R ording Secretary
APPROVED BY:
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N GO DSPIEL hairman
Buffalo Grove Plan Come-Regular Meeting-April 17, 1996-Page 9