1996-08-07 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
August 7, 1996
Busch Grove Community Park, southwest corner of
Busch Road/Buffalo Grove Road, Review of Preliminary
Plan for active use park facilities-Workshop#1
Walgreens Buffalo Grove Resubdivision- Final Plat
Chairman Goldspiel called the meeting to order at 7:30 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Goldspiel
Mr. Krug
Ms. Howard
Mr. Rosenston
Mr. Samuels
Mr. Lundine
Mr. Trilling
Mr. Ottenheimer
Commissioners absent: Mr. Berman
ll
Also present: Mr. Michael Rylko, Director, Buffalo Grove Park District
Mr. John Green, Groundwork, Ltd.
Mr. Richard Kepshire, Lindley& Sons, Inc.
Mr. Jeff Braiman, Village Trustee
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Samuels, seconded by Commissioner Rosenston to approve the minutes
of the Special meeting of July 10, 1996. Commissioner Rosenston stated the last sentence on
page 5 should eliminate the word not. All Commissioners were in favor of the amended motion
and the motion passed unanimously with Commissioner Lundine abstaining.
COMMITTEE AND LIAISON REPORTS
Commissioner Rosenston attended the Village Board meeting on August 5, 1996 and stated there
was a large turnout regarding the Appearance Commission decision on the high rise building at
Buffalo Grove Plan Comm-Regular Meeting-August 7, 1996-Page 1
Town Center. He stated Pontarelli wanted to change the construction and support of the
balconies from steel to prefab concrete. He stated the Appearance Commission had denied this
request. He further noted there was a referral of the AT&T personal communication facility west
of the Plaza at Buffalo Grove Road near the Arbors condominiums. The site is the Village's well
sites 4 and 5. AT&T proposes construction of an 82 '/2 foot antenna for wireless personal
communications. The petition will require a special use and a variance for the setback to the
adjoining residential property.
Commissioner Howard stated she covered the Village Board meeting on July 15, 1996 which
discussed the pre-application by AT&T.
BUSCH GROVE COMMUNITY PARK, SOUTHWEST CORNER OF BUSCH
ROAD/BUFFALO GROVE ROAD. REVIEW OF PRELIMINARY PLAN FOR ACTIVE USE
PARK FACILITIES --WORKSHOP#1
Mr. John Green stated that he is the president of Friends of the Park Foundation, and is
representing that organization in the plan review process. He noted the process for this park was
started as a result of the Park District seeking alternative ways to begin to develop this parcel
since its purchase. In their last round of discussion with citizens it was noted that alternative
sources for funding and development opportunities needed to be formulated. As a result of those
discussions the Friends of the Park Foundation was created with the goal of helping to bridge the
gap between needed park improvements and available funding which continues to grow because
of the tax cap that has been in effect for several years. The Friends of the Park Foundation was
able to put together a commitment to develop an in line skating facility. From this base the Park
District was able to take some of the reserved developer donation funds and secured additional
grant funds for a total of$680,000.00.
Mr. Green noted the original master plan did not include the in line skating facility. He noted
there will ultimately be two in line skating rinks on this part of the site. There will be a soccer
field, fast pitch ball court in the northwest portion of this part of the park, basketball area, two
sand volleyball courts and washrooms as well as the in line skating facility. Under a different
grant, there will be a series of bike paths that will go in. There will also be a parking lot provided
with 58 spaces and an additional 43 spaces later when the rest of the development is built.
Mr. Green stated the lighting for the in line skating and for the basketball courts and sand
volleyball will come later as will the lighting for the parking lot. The scheduling is to go for bid in
January of 1997 and construction would begin at the beginning of spring for completion of this
phase by the end of the summer of 1997.
Chairman Goldspiel asked for some discussion on the engineering and wetland mitigation.
Mr. Kepshire stated the northeast portion of the site at one time had some wetlands. When Route
83 was constructed a mitigation program was put into place and as a result the Department of
Buffalo Grove Plan Comm-Regular Meeting-August 7, 1996-Page 2
Transportation created a new wetland area. There were a couple of concessions made dealing
with providing the wider concrete public walk along Route 83 and the filling in of a couple of
isolated wetland areas. The Corps of Engineers is satisfied with the whole process and have
indeed provided a permit for the bike path project. Therefore, at this point the Park District is
ready to proceed with construction with no impact on any wetlands for this part of the master
plan.
Mr. Kepshire stated the Park District is in a joint venture with Indeck and the Village of Buffalo
Grove for purposes of stormwater management. The Park District is putting in a bike path which
did not really require any stormwater management. However, as part of real estate commitments
in acquiring this parcel, the Park District is required to provided stormwater management,
wetland mitigation, etc. for the developer of Indeck. As the Village was filling in a flood plain in
order to deal with the widening of Buffalo Grove Road,the entire package was wrapped up into
one permit issued to the Park District which provided approximately 7.8 additional acres of
stormwater storage potential. All of this is incurring at a slight increase in stage of flood plain
which is all being contained within the confines of the Park District site. As a result there is an
additional 7.8 acres of storage potential. At this time the development of the northeast section
will require providing about 21/2 acres of flood plain fill. With the development of the northeast
section there will be a reduction in excess storage potential of about 3 acres.
Mr. Kepshire stated the site is subject to inundation in a couple of spots. However, the site will
be regraded to provide for a building pad area above the flood plain. The pavement area for the
in line skating rink will be above the flood plain area. A portion of the sand volleyball field will be
inundated in the case of a 100 year flood. The parking lot is completely removed from the flood
plain.
Mr. Kepshire further stated there are to be a series of storm sewer improvements. He stated a fair
amount of sub-surface drainage facilities will be required due to the flat nature of the land and the
sub-surface conditions of the in line skating rink requires a form of sump pump sub-surface
drainage. This will ensure that the drainage facilities which are hinged to the water fluctuations in
the creek do not exacerbate ground water conditions in the subgrade of the pavement for the in
line skating rink.
Chairman Goldspiel asked if the portion of the soccer field which is subject to flooding in the 100
year storm would be under drained.
Mr. Kep shire stated no as it would be only the very southwest portion of the field that would
flood.
Commissioner Ottenheimer asked what is proposed for the future nature center.
Mr. Green stated will it will be immediately adjacent to the existing washroom facilities. It will
have an exhibit room, classroom facility and a greeting and information area. It will be a one
Buffalo Grove Plan Comm-Regular Meeting-August 7, 1996-Page 3
story facility, approximately 35 x 60 feet or about 2,000 square feet total, with stone exterior
walls with a split cedar roof.
Commissioner Ottenheimer asked what a fast pitch wall was.
Mr. Rylko stated a fast pitch wall is basically a batter's box. The purpose is to allow two or three
neighborhood kids to get out and play without a whole team. It allows them to have a batter,
pitcher and outfielder. For this purpose it will be a concrete wall with landscaping behind it as
well as a batter's box that will be sprayed on. In addition there will be an asphalt pad where the
batters are. This asphalt strip will be taken out and different pitcher lanes will be marked and
striped.
Commissioner Ottenheimer asked how high the wall will be.
Mr. Rylko stated it will be approximately 10 feet with trees and landscaping behind it.
Commissioner Ottenheimer asked if there will be any kind of playground equipment provided.
Mr. Rylko stated they are not anticipating installing any playground equipment in this portion of
the park. When the west side is developed, some playground equipment may then be installed.
Mr. Rylko stated they had anticipated the bike path to be under construction by this time as it was
approved in April, 1994. However, IDOT has continually postponed the construction which will i
hopefully be started this fall.
Commissioner Ottenheimer asked if 58 parking spaces will be sufficient to accommodate the
initial phase.
Mr. Green stated yes. He noted they had done studies which have come up with counts based on
the number of users for each of the specific facilities which comes up to 101 parking spaces.
However, this is based on every individual driving alone which is not likely, particularly with the
kind of uses to be provided. It is therefore reasonable to divide that number by two which would
require 50 parking spaces and 58 spaces are actually being provided.
Commissioner Ottenheimer asked if there was any provision for bike racks.
Mr. Rylko stated they will be scattered throughout the park on the asphalt areas.
Commissioner Samuels asked how the proposed parking compares to some of the other active use
parks around the village.
Mr. Green stated he checked Green Knolls park before coming to the meeting which had people
in a soccer game, tennis courts and at the playground. Only 20 of the 37 parking spaces were
Buffalo Grove Plan Comm-Regular Meeting-August 7, 1996-Page 4
filled.
He further noted that Willow Stream park with a concert going and a ball game only had 108
cars. He noted the two for one ratio would work very well for the proposed park and parking lot.
Commissioner Howard noted that soccer is one of the biggest programs of the Park District and it
should probably have lights.
Mr. Rylko stated there is definitely a need to light soccer fields and baseball fields. Because of the
sensitivity issue, no lighting is being proposed for this park development. He noted that the
soccer field would require an 80 foot pole which would give more control over direct lighting.
Although it would only take four poles to light the field, it would require 11 light fixtures per pole
for a total of 44 light fixtures to light the soccer field. If funds become available in the future and
there is a sense of approval, they would like to see this happen in the future.
Commissioner Howard noted that travel soccer cannot be expanded because of lack of regulation
size fields and this would be a regulation size field. It would also afford more playing time if the
field was lit.
Chairman Goldspiel stated an 80 foot pole would be absolutely out of the question.
Mr. Green stated the Park District would like more lighting but there are issues with that and this
phase does not contain any such lighting request.
Commissioner Krug asked if the future recreational skating rink was also for in line skating.
Mr. Green stated it would be for in line skating but one rink is being set up so that teams can
come out and play and will be built first. The second rink will be designed more for recreational
use so that people can come to informally do in line skating.
Commissioner Krug asked if any of this is convertible in the winter for ice skating.
Mr. Green stated yes. He noted they intend it to be available for ice skating in winter and the
same kind of use is anticipated for the winter. Therefore the parking numbers do not take any
seasonal fluctuations into account as they expect most of the stuff to be used year round.
Commissioner Krug asked if there will be benches on the bikepath and drinking fountains.
Mr. Green stated there will be benches scattered all around including the bikepath.
Commissioner Krug noted he feels lighted soccer fields are necessary so that use can be made in
the evenings when it is cooler.
Buffalo Grove Plan Comm-Regular Meeting-August 7, 1996-Page 5
Commissioner Lundine asked when the initial parking lot will be completed.
Mr. Green stated the initial parking lot will be done at the same time as the rest of the
construction which is spring to late summer of 1997.
Commissioner Lundine asked if it would be more cost effective to do all the underground work
for the future parking to be done at the same time.
Mr. Green stated no. He stated it would not be necessary to do that because it is totally separated
from the driveway connection on the north end.
Commissioner Lundine asked if there would be anything that could cause the Park District not to
go ahead with the future parking.
Mr. Green stated nothing. The future parking will definitely be completed.
Commissioner Lundine stated he is worried that the future parking may be planned for but never
done.
Mr. Green stated it would be more difficult to do that and that is why it is shown on the plan now.
Mr. Rylko stated the goal is to bid out this future parking lot now and if the figures are good, it
will be installed up front if affordable.
Commissioner Trilling asked for a description of the present road improvements on Buffalo Grove
Road.
Mr. Rylko stated they have been working closely with Mr. Kuenkler and the developer of Indeck.
He stated they had submitted a permit for northbound left hand turn lane into the parking lot that
is adjacent to Hidden Lake Drive. The permit application has been submitted to the Lake County
Division of Transportation.
Commissioner Trilling noted this field could eventually be both a practice and game field. At first
this field will be mostly a practice field. This will also decrease the number of cars as most
parents do not stay for practice.
Commissioner Trilling asked which way the asphalt slab will be pitched for the in line skating rink.
`-/ Mr. Kepshire noted the slab will be pitched in both directions. Phase 2 will pitch mainly to the
north and phase 1 will be pitched to the south.
Commissioner Trilling asked how the water will be contained on top of the asphalt for ice
Buffalo Grove Plan Comm-Regular Meeting-August 7, 1996-Page 6
purposes.
Mr. Rylko stated there will be a PVC type liner system used for winter.
Commissioner Trilling asked why the skating rink was not raised to a higher elevation and
therefore eliminate the underground sump pump system.
Mr. Kepshire stated that would require filling in more of the flood plain. He further noted that
raising the grade makes it more difficult for the future development to the west as it would require
the grade to be raised 2 1/2- 3 feet.
Commissioner Trilling asked what kind of fence there would be around the skating rink.
Mr. Rylko stated it will basically be a chain link fence but they have what is a foam type padded
system that will go around where the boards would go. The ultimate plans are to put regular
hockey dasher boards around the rink when sufficient donations are received. The next step
would be to sell advertising space on the boards to help maintain them.
Commissioner Howard asked if there is adequate distance between the fast pitch wall and the
soccer field.
Mr. Green stated it is about 400-500 feet straight down and it is almost 100 feet from the soccer
field.
Commissioner Ottenheimer asked if there will be any seating for games.
Mr. Green stated no.
Commissioner Samuels asked how much is budgeted for graffiti removal on the fast pitch wall.
Mr. Rylko stated the Park District has purchased a high pressure machine for removing any
graffiti.
Commissioner Lundine asked what the hours of operation would be for the park.
Mr. Rylko stated that when the lights are constructed, it will be the same as any other lighted
facilities which go off at 10:30 p.m.
Commissioner Rosenston asked if the soccer lights would be the highest if all lighting was done at
this park.
Mr. Green stated yes. He stated the in line skating rink would have 28 foot high poles and is the
furthest removed from the street.
Buffalo Grove Plan Comm-Regular Meeting-August 7, 1996-Page 7
Commissioner Rosenston asked how high the lighting would be for the future ballfield
development.
Mr. Rylko stated there is no lighting ever proposed for the fast pitch wall. The future
development on the west calls for 55-60 foot poles for the future ballfields.
Chairman Goldspiel noted the plan calls for about 3 feet of berming on the north side of the
soccer field and only about 1 foot on the east side. He asked if that was sufficient room for safety
for balls going out into the street.
Mr. Rylko stated for a practice area this would be sufficient. If it eventually is used for a traveling
game, it may require putting up a safety fence along the east goal area. He noted it is 50 feet
from the property line and 80 feet to the street.
Chairman Goldspiel noted concern with the east side of the soccer field and stated additional
landscaping would be a good idea.
Chairman Goldspiel noted the proposed weir is almost like a dam and asked how deep the water
will be in normal conditions and in flood conditions.
Mr. Kepshire stated the normal condition is low flow in the creek and in peak stage condition
there would probably be about 6 feet in the ditch north of the weir and about 5 1/2 feet on the
south.
He noted the ditch has a 3-4 foot embankment and a channel side slope. Most of the areas of the
park that are inundated would be inundated 1-2 feet and perhaps 3 feet in some spots.
Chairman Goldspiel asked if there are any safety concerns with the paths and the active use here.
Mr. Kepshire stated no.
Chairman Goldspiel asked if there would be any stands put up for practice soccer sessions.
Mr. Rylko stated if the field is ever used as a traveling game field they would put out aluminum
portable bleachers.
Trustee Braiman noted concern with young kids milling around the soccer fields so close to the
streets.
Mr. Rylko stated most of the spectators here for a soccer game are pretty much on the sidelines
and the north end is bermed up.
Trustee Braiman asked what the gravel drive was on the far left of the plan.
Buffalo Grove Plan Comm-Regular Meeting-August 7, 1996-Page 8
Mr. Rylko stated that is an existing entrance to the garden plots and will eventually become a
branch of a bike path.
In summary, Mr. Green stated the following:
1. The required parking is based at 80 spaces. However, they will provide 101 parking
spaces
2. They will increase berming and landscaping on the east side of the soccer field
3. They will bid out the entire parking as part of this plan and if the bid comes in low
enough, they will go ahead with the entire parking lot at this time
4. The elevation of the in line skating rink will be checked to see Wit qualifies as a structure
so as not to be within the one foot elevation requirement
Chairman Goldspiel noted he would like to see the one corner of the soccer field and volley ball
field under drained if at all possible.
WALGREENS BUFFALO GROVE RESUBDIVISION--FINAL PLAT
Moved by Commissioner Rosenston, seconded by Commissioner Howard to recommend approval
to the Village Board of the Walgreens Buffalo Grove Resubdivision Final Plat dated July 2, 1996.
Chairman Goldspiel noted there were some matters relating to interconnections with the Town
Center that apparently are being taken care of in the P.U.D. ordinance rather than the plat.
Mr. Pfeil stated the plat was reviewed by the Village Board, the easements across the Leikam
property and the Melvin Simon property were some of the items that the Board cited as part of
the conditional approval that was granted. These requirements concerning access easements are
also stipulations in the P.U.D. ordinance. He further stated that those easements will be better
handled as separate documents rather than ones that show on the face of the plat.
Commissioner Rosenston asked what the situation is with the right turn out issue on Lake Cook
Road.
Mr. Carter stated the Lake Cook Road will be a right in only as allowed by the Cook County
Highway Department.
Chairman Goldspiel called for a vote on the motion and the vote was as follows:
AYES: Howard, Rosenston, Lundine, Trilling, Ottenheimer, Goldspiel
NAYES: None
Buffalo Grove Plan Comm-Regular Meeting-August 7, 1996-Page 9
ABSTAIN: Samuels
ABSENT: Berman
The motion passed 6 to 0.
Commissioner Krug noted that he did not participate in any of the discussions or actions
concerning the Walgreens project to avoid any possibility of a conflict of interest.
CHAIRMAN'S REPORT -None
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated the next meeting will be on August 21, 1996.
•
PUBLIC COMMENTS AND QUESTIONS -None
STAFF REPORT -None
NEW BUSINESS -None
ADJOURNMENT
Moved by Commissioner Rosenston, seconded by Commissioner Howard and carried
unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 9:00 p.m.
Respect lly submitte
Fay bin, R cor • g Secretary
APPR D BY:
ti
TE GOL SPIEL, airman
Buffalo Grove Plan Comm-Regular Meeting-August 7, 1996-Page 10