1996-09-18 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
September 18, 1996
Busch Grove Community Park
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. Samuels
Mr. Lundine
Mr. Trilling
Mr. Ottenheimer
Commissioners absent: Mr. Rosenston
Mr. Berman
Also present: Mr. Michael Rylko, Director, Buffalo Grove Park District
Mr. John Green, Groundwork, Ltd.
Mr. Richard Kepshire, Lindley& Sons, Inc.
Mr. William Raysa, Village Attorney
Mr. Richard Kuenkler, Village Engineer
Mr. Jeff Braiman, Village Trustee
Mr. Robert Pfeil, Village Planner
The following exhibits were presented by the petitioner at the public hearing:
Exhibit A: Aerial view of site plan
Exhibit B: Busch Grove Park Master Plan dated November, 1993
Exhibit C: Busch Grove Park Master Plan dated September 6, 1996 by Lindley and Sons, Inc.
Exhibit D: Preliminary Plan dated September 6, 1996 by Lindley and Sons, Inc.
Mr. John Green, President of the Friends of the Park Foundation, stated the proposal is for the
Buffalo Grove Plan Comm-Public Hearing-September 18, 1996-Page 1
10.5 acre portion at the southwest corner of Buffalo Grove and Busch Roads. He noted to the
north of the site is Busch Road and to the north of that is a single family subdivision. There are
approximately seven homes which back up to Busch Road adjacent to the proposed park
development. Hidden Lakes Village is on the east side of Buffalo Grove Road and there are four
ends of buildings adjacent to this particular parcel. This section of the park is isolated from the
balance of Busch Grove Park by the existence of wetlands both to the west and the south.
Ultimately those areas will be developed as nature trails and will be preserved in their natural
state. Farrington ditch also extends along the west side of this portion and then curves toward the
east at the south end of this parcel.
Mr. Green stated this is the first step in the development of the Busch Grove Park system.
li Referendums and a Park District survey in 1994 redirected the Park District to re-examine how
this park would develop. The district realized they needed to pursue minimal impact phased
development as opposed to an overall development scheme. They realized they needed to identify
targeted needs for the community and they needed to seek alternative sources of funding in order
to allow the district to continue the development of this park.
Mr. Green stated the Friends of the Park Foundation was formed as an outcome of those desires
of the community to help secure the alternative funding sources and to establish the Park
District's movement forward in accomplishing its community needs. He noted the Foundation has
pledged the money going toward the in line skating facility which is part of this proposal. The
Park District has now secured additional funds through the collection of$300,000.00 in developer
donations, a state grant, and programmed budgeted funds. They have now amassed $680,000.00
to allow this quadrant to be developed.
Mr. Green stated there have been some changes to this quadrant from its original proposal. Over
time that has been revised and refined so that the proposal now includes an in line skating facility.
There is no such facility within the Village and there is a need for same. There is also the
opportunity to develop a second in line skating facility on the site. Two sand volleyball have been
added in lieu of the tennis courts. This proposal also includes one full basketball court and two
half basketball courts. It also includes washroom facilities and 58 parking spaces in the first part
of this development. The parking spaces are located off of Buffalo Grove Road at the south end
of the quadrant so that the driveway will line up with Hidden Lakes Road to the east. There is
also a fast-pitch wall structure which is approximately 10 feet high and allows for some kids to be
out and throw the ball without an organized game.
Mr. Green noted there are a series of bikepaths that are being developed under a separate grant
and they extend along Buffalo Grove Road at the south end of the quadrant and west of
Farrington ditch from the north end to the south end of Busch Grove Park. This provides
alternative methods to get to this site. In the future this quadrant will include a nature center and
a second in line skating facility, as well as the balance of the parking with an additional 43 spaces.
Mr. Green noted the ordinance indicates that 80 parking spaces would be required for the full
development. He also noted that it is intended that the in line skating facilities, the basketball
Buffalo Grove Plan Comm-Public Hearing-September 18, 1996-Page 2
courts and the sand volleyball courts and the parking will have lighting. This is being presented
now so that everyone is aware of it, although it is not part of this phase of the proposal.
He stressed that those areas to be lit are located in the center and to the southeast portion so that
lighting is away from the streets. The parking lot lighting will be controlled so that the foot
candles will meet all the ordinance requirements.
Mr. Green stated there are two variations as part of this request. One is a variation to not install
the street lighting along Busch Road and Buffalo Grove Road. He noted those roads are
scheduled to be improved in the future and therefore any work that would go in now may need to
come out. Similarly there is a variation request to not install the parkway trees along these two
roads for the same reason.
Mr. Green further stated the plan has been further enhanced in response to comments from the
Plan Commission at the previous workshop meeting.
Mr. Green stated the ordinance requirement for parking would be 80 parking spaces based on
develop able area of this quadrant.
II
Mr. Green stated the soccer field will not be ready and available until late summer or early fall of
1998. The project is scheduled to being in spring of 1997. By the time the work is done,the
soccer field will not have grass as yet and will not be usable until fall of 1998.
Mr. Green stated the parking calculation was based on the presumption of one car for every two
people. Based on this calculation, approximately 51 parking spaces will be needed. He stressed
they are providing 58 spaces in the first phase of parking. He noted they will bid out the other 43
spaces and if the figures are good, they will provide the entire parking area.
Mr. Green noted the separation between the fast pitch wall and the soccer area has been enhanced
with a line of trees between those two elements. He also noted the Commission's safety concern
on the east side of the soccer field has now been eliminated by increasing the berm to three feet
and additional trees have been provided and an entire row of bushes and shrubs have been
provided along the entire east end. This will also be planted in a chip area so that anything rolling
will be slowed down.
Mr. Green stated detention has been provided in the agreement with Indeck. He further noted
there is no issue with the grading of the in line skating facility as it will be above the 100 year
flood level and there is under drainage to be provided in that area. He did note, however, that the
southwest corner of the soccer field is a few inches below the 100 year flood level and there can
possibly be some water there. He stated three inlets have been provided and water will now drain
very quickly.
Chairman Goldspiel read a letter into the record from Verie Sandborg, 923 Pine Tree Circle
Buffalo Grove Plan Comm-Public Hearing-September 18, 1996-Page 3
South, stating there does not seem to be a need for any more athletic facilities in the community.
Commissioner Krug stated he is not opposed to the variances requested for lighting and trees in
the parkway. However, a fund should be established for the future lighting and tree development
once the road improvements have been completed. He asked if there will be sidewalks on Busch
Road and Buffalo Grove Road.
Mr. Green stated there will be an 8 foot bikepath installed along Buffalo Grove Road. He further
stated they just recently completed the bikepath along Busch Road. He further stated they will be
adding trees on the lot side which would be on the park side at this point in time. It just does not
make sense to put in trees which may have to be killed in 3-4 years when they must come out.
Commissioner Krug asked if there would be any stormwater detention in the parking lot.
Mr. Green stated there would be none.
Chairman Goldspiel asked if the design plans for Busch and Buffalo Grove Roads at the point
now where it is desirable to delay putting in street lights and plantings.
Mr. Kuenkler stated his experience with improvements further east on Busch and Weiland Roads
is that all the trees did have to be moved and after a few years the trees are very difficult. He
noted it is his suggestion to defer installation of the parkway trees until the road is ultimately
widened. The lighting standards applied to those roadways are in a state of flux and it is a risk to
install anything that may need to be removed and reinstalled in different spacing.
Commissioner Howard stated she concurs with Commission Krug about deferring the installation
of parkway trees and lights. She asked about the lighting design for the soccer fields if same were
to be used.
Mr. Green stated the lighting could now be done on 60 foot poles with the light more
directionalized. However, lighting is not being proposed for this development.
Commissioner Howard stated that this development is beginning to answer some of the growing
recreational needs of a growing community.
Commissioner Samuels stated if the ordinance is properly drafted the calculation of the parking lot
already takes into account the open space and it is therefore not necessary to back out the space.
Mr. Green noted it does not make any difference as the number of parking spaces that are being
provided would equal the number of spaces that would be necessary if you did not deduct the
parking area out.
Commissioner Samuels noted he would prefer that calculation not even enter the picture because
Buffalo Grove Plan Comm-Public Hearing-September 18, 1996-Page 4
it makes it confusing. He asked if it was then correct that the parking ratio is adjusted in the
numbers that are used to calculate the requirements for open space parking so that backing out is
not necessary.
Mr. Pfeil commented that the parking lot area should not be deducted from the site area. The
ordinance is not specific on what is to be included in the area calculation, but the intent of the
ordinance is to ensure that adequate parking will be available for a range of conditions.
Commissioner Samuels asked if there is still sufficient parking under the ordinance even if backing
out is not used in the calculations.
Mr. Green stated yes and noted that if you did not back out the area, the amount of parking that
would be required would be 101 and the amount that is being provided is 101.
Commissioner Samuels asked when it would be known if there is sufficient money to build out the
entire parking lot.
Mr. Green stated that by 1998 when the soccer field comes into play, the funds will also be there
to provide the additional 43 parking spaces. He noted they will run the conduits for the lighting in
this first phase so that element will already be done. He noted there is already some legislation
going on in Springfield which may have some impact.
Commissioner Samuels asked if there was any leeway with the available funds to suggest this
parking lot could be entirely complete in the first phase.
Mr. Green stated there is some optimism in the engineer's cost estimate.
Commissioner Samuels asked if the money for the street lights and parkway trees could be
escrowed at this time for their future development.
Mr. Green stated no, not at this time.
Commissioner Samuels stated this was of great concern to him as it seems the Park District is
asking for favorable treatment.
Chairman Goldspiel asked if the pending legislation in Springfield was possibly favorable or
unfavorable.
Mr. Green stated the legislation could negatively impact the Park District's ability to even use the
bonding power it currently has.
Commissioner Lundine noted great concern with the future parking spaces. He noted it seems
that all of the spaces are needed immediately and the parking lot needs top priority.
Buffalo Grove Plan Comm-Public Hearing-September 18, 1996-Page 5
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Mr. Green stated the Village has become very sensitized to parking needs in park areas. He noted
they have checked out other parks and done some counts when activities were going on and have
found only about 20 spaces being used. Therefore, they feel very secure with the 58 parking
spaces for the first phase. If they can do all 101 spaces now they certainly will and they are
programming the additional 43 spaces for the 1998/1999 budget.
Commissioner Trilling asked if the in line skating facility is fenced.
Mr. Rylko stated there is an 8 food high fence around the in line skating facility to keep the puck
in a confined area.
Commissioner Trilling asked if lights can be installed at the right-of-way on Buffalo Grove Road
now.
Mr. Kuenkler stated it is the linear spacing which is the problem and can still change from time to
time.
Mr. Green stated they certainly would like to work with the Village to secure the funds for
lighting but would appreciate a deferral for lighting.
Commissioner Ottenheimer noted disagreed with the letter from the resident regarding little need
for athletic fields. He stated given the demographics and population of Buffalo Grove and the
explosion of kids, this project is sorely needed and will provide a tremendous benefit to the
Village. He also agreed that waiving the requirement for planting parkway trees is not the correct
way to go. He asked if the trees in the park would not be planted if the Park District did not get a
waiver on the parkway trees.
Mr. Green stated the trees on the lot are needed and will be planted.
Commissioner Ottenheimer asked why the tennis courts were eliminated in favor of the volleyball
courts.
Mr. Green stated volleyball courts are in demand now and there are already tennis courts available
elsewhere.
Mr. Rylko stated in comparison to National Recreation Park Association standards, Buffalo
Grove far exceed the amount of tennis courts in the Village and are somewhat below standard for
volleyball courts.
Commissioner Ottenheimer asked if the in line skating facility will be utilized as an ice skating rink
in winter.
Mr. Green stated yes.
Buffalo Grove Plan Comm-Public Hearing-September 18, 1996-Page 6
Commissioner Ottenheimer asked if there will be any kind of bleachers set up around the in line
skating facility.
Mr. Green stated no.
Commissioner Ottenheimer asked how the funds will be raised for phase 2, particularly the
parking lot.
Mr. Green stated once the in line skating rink is in place, the Friends of the Park Foundation is
committed to then raising the funds to develop the second in line skating facility. Partnering is a
big part of raising funds. A good example is the dasher boards which will allow for advertising
space on the boards which can then in turn be used to help develop more of the elements within
the park.
Commissioner Ottenheimer asked what specifically the Park District does to raise funds.
Mr. Rylko stated the additional parking and nature center would come through with pending
legislation that is going on in Springfield now. What is happening now is that any legislation is
stalled until the pending tax objection case is taken care of first.
Commissioner Samuels asked if there are any ordinances on locating advertising on park property.
He noted it does not sound like a great idea and it does not seem like the right thing to do. He
asked that the ordinance issue be explored.
Commissioner Lundine asked if there will be a dumpster.
Mr. Rylko stated there will be an enclosed dumpster off the parking lot.
Mr. Green further stated they are not objecting to putting in parkway trees. He stated they are
merely asking for a waiver on the timing of the parkway trees because it would be a shame to put
them in and have them ripped out for road improvements.
Chairman Goldspiel asked if that extended to the lights also.
Mr. Green stated this did not extend to the lights. For the lights they are asking for a waiver to
defer the lighting because there are other options and elements that can be discussed with the
Village.
Chairman Goldspiel asked if there was any firm schedule for the road improvements on Buffalo
Grove Road and Busch Road.
Mr. Kuenkler stated improvements are slated within five years.
Buffalo Grove Plan Comm-Public Hearing-September 18, 1996-Page 7
Chairman Goldspiel asked if there will be parking or no parking adjacent to the park on Busch
Road when the improvements are made.
Mr. Kuenkler stated no parking.
Chairman Goldspiel asked if there will be any lighting at the Hidden Lakes Drive, Buffalo Grove
Road intersection on the west side of the street.
Mr. Green stated there is no street lighting proposed at that point on this plan.
Mike Incerto, 949 Pine Tree Circle South, stated the purchase of the Busch Grove Park by the
Park District is needed to prepare for the additional growth in the Village and improvements of
this park will help to offset the costs associated with the park. It is imperative to develop the
property in a manner that will allow the revenues generated by the park to fully offset the
expenses of maintaining the park and to put the Park District in a position that allows them to
realize a minimum need to increase taxes associated with the Park District. He stated the $80,000
it would take to install street lights and parkway trees would be better allocated for more
complete development of the Busch Grove Park
Margie Berz, 420 Checker Drive, noted concern for the kids who would try to get to this in line
skating facility without proper roads and lighting. She stated this is a serious safety issue when
the kids are now using the middle of the street to skate in.
Mr. Green noted the kids have no place to go to now which was why the in line skating rink was
proposed. He further noted the bikeways are already being constructed that will allow kids to get
to the park.
Maureen Fields, 1062 Pine Tree Circle, noted concern with the parking situation. She noted that
if there is not sufficient parking provided at the park, it will become a problem for the residents of
Hidden Lakes.
Chairman Goldspiel asked if it is the commitment of the Park District that this field would not be
used for league games until such time as the parking lot is built out.
Mr. Rylko noted that the parking lot will be built out before the turf has been established
sufficiently to even have a practice or a game on the soccer field. The second phase of the
parking lot should be completed before the turf is established.
Chairman Goldspiel stated he heard Mr. Green say it was hoped that the parking lot would be
expanded before the soccer field is ready to be used.
Mr. Rylko stated they are hoping to have sufficient funds to do the second phase of parking up
front but if not, in the following fiscal year, spring or summer 1998, the second phase of parking
Buffalo Grove Plan Comm-Public Hearing-September 18, 1996-Page 8
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will be installed.
Chairman Goldspiel asked if the field would not be used for regulation games until such time as
the parking is completed.
Mr. Rylko stated based on the time frame as spelled out, the answer is yes.
Commissioner Ottenheimer asked if there is any possibility of putting down gravel on the
proposed second phase of parking to allow for an overflow of cars to park.
Mr. Rylko stated that would be fine if the Village allows for same.
Commissioner Ottenheimer asked that this option be explored because he feels the parking
requirements will exceed the estimates;
Trustee Braiman stated they will probably require something more than just the first phase of
parking and the gravel or something else will be required by the Board and something will be
accomplished between the Board and the Village staff.
There being no further comments or questions from anyone else present, Chairman Goldspiel
closed the public hearing at 9:00 p.m.
Resp y submitt d,
Fay ubi a rding Secretary
APP VED BY:
AS P N GOLDSPIEL, C
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Buffalo Grove Plan Comm-Public Hearing-September 18, 1996-Page 9
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
September 18, 1996
Busch Grove Community Park,Northeast Site Improvements
Southwest corner of Busch Road/Buffalo Grove Road,
Approval of a Preliminary Plan
for an active use public park facility
Mobil Oil Corporation, 1248 McHenry Road (Illinois Route 83)
amendment of a Planned Unit Development(P.U.D.)
and Preliminary Plan in the B-3 District for a new
commercial building and car wash building—Workshop #1
Fabiano's Resubdivision (of Lot 32 in Carlyle)- Final Plat
Chairman Goldspiel called the meeting to order 9:00 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. Samuels
Mr. Lundine
Mr. Trilling
Mr. Ottenheimer
Commissioners absent: Mr. Rosenston
Mr. Berman
Also present: Mr. Michael Rylko, Director, Buffalo Grove Park District
Mr. John Green, Groundwork, Ltd.
Mr. Richard Kepshire, Lindley& Sons, Inc.
Mr. Marc Schwartz, Marc Schwartz& Associates
Mr. &Mrs. Fabiano
Mr. Vitas Maciukevicius, W-T Engineering, Inc.
Mr. William Raysa, Village Attorney
Mr. Richard Kuenider, Village Engineer
Mr. Jeff Braiman, Village Trustee
Mr. Robert Pfeil, Village Planner
Buffalo Grove Plan Comm-Regular Meeting-September 18, 1996-Page 1
APPROVAL OF MINUTES
Moved by Commissioner Samuels, seconded by Commissioner Krug to approve the minutes of
the regular meeting of August 7, 1996. Chairman Goldspiel pointed out a typographical error on
page 3 and page 4. All Commissioners were in favor of the amended motion and the motion
passed unanimously .
Moved by Commissioner Ottenheimer, seconded by Commissioner Howard to approve the
minutes of the regular meeting of August 21, 1996. All Commissioners were in favor of the
motion and the motion passed unanimously'with Commissioners Krug,Howard,Lundine and
Trilling abstaining.
COMMITTEE AND LIAISON REPORTS
Commissioner Lundine attended the Village Board meeting on September 9, 1996 and stated the
Board referred the Highland Park Hospital Fitness&Wellness Center to be built at Busch Road
and Milwaukee Avenue.
Chairman Goldspiel asked if the emergency access and the backup at the new Metra station had
been resolved.
Mr. Kuenkler stated some kind of brick pavers need to be installed at the emergency access area.
He further stated there have been several adjustments to the lights as the lane configuration has
been changing and it would seem things are less backed up now.
BUSCH GROVE COMMUNITY PARK, SOUTHWEST CORNER OF BUSCH
ROAD/BUFFALO GROVE ROAD. APPROVAL OF A PRELIMINARY PLAN FOR AN
ACTIVE USE PUBLIC PARK FACILITY
Commissioner Samuels stated he is reluctant to make a motion with the variance as reflected by
the petitioner. He suggested some sort of modification of the variances, stating he has no
problem with a deferral on the trees until such time as the road improvements are complete.
Commissioner Krug noted it should be put into language somewhere that the tree planting is
guaranteed at that time.
Commissioner Ottenheimer stated he would like some kind of time frame for the planting of the
trees once the road improvements are done.
Commissioner Krug suggested the trees be planted at the time the grass is either seeded or sodded
in the parkway.
Commissioner Samuels suggested the time be within 90 days of the request of the Village
Buffalo Grove Plan Comm-Regular Meeting-September 18, 1996-Page 2
II
Manager.
All Commissioners consented to Commissioner Samuels suggestion.
Commissioner Samuels stated he could not seen even a deferral on the light issue as this affects
the public health and safety. However, he will go along with the Village Engineer's opinion and
wait if it is necessary.
Chairman Goldspiel noted particular concern with no lighting at the parking lot driveway.
Y
Mr. Rylko stated the Park District will make a commitment to fill in lighting at the entrance to the
parking lot but not for all the street lighting.
Commissioner Samuels asked if it is feasible for the Village to advance the money to the Park
District under any circumstances to allow them to complete the lighting and to reschedule a
payment in some way that the Park District will be able to handle.
Trustee Braiman stated he would not be opposed to some kind of plan like that. However, he
could not speak for the entire Board but feels that it is a possibility.
II
Chairman Goldspiel noted that if the motion is made without recommending the variance, it
would leave an opening for the Park District and the Village to negotiate funding.
Mr. Green noted his concern that if the motion is passed with no variation, there is a development
ordinance that could require the Park District to put in the lights now.
Commissioner Samuels noted there is room for cooperation here and suggested making a
recommendation separate from the motion.
Chairman Goldspiel asked if the parking lot expansion contain any recommendations for
expansion of phase 2 on a temporary basis or what.
Commissioner Samuels stated it would be best to also have a recommendation separate from the
motion. The recommendation should suggest that the Village Board continue further discussion
with the Park District to see whether the Board wants to allow a gravel parking lot temporarily or
some other provisions to satisfy the needs for an adequate parking lot.
Moved by Commissioner Samuels, seconded by Commissioner Howard to recommend approval
to the Village Board of the petition by the Park District for a Preliminary Plan for a Special Use in
the Residential Estate District for an active use public park facility including in-line skating rinks,
basketball courts, volleyball courts, soccer field, shelter building, nature center, parking lot and
outdoor lighting pursuant to the notice of public hearing previously read by the Chairman of the
approximately 10.5-acre parcel in Busch Grove Community Park at the southwest corner of
Buffalo Grove Plan Comm-Regular Meeting-September 18, 1996-Page 3
Busch Road and Buffalo Grove Road.
Chairman Goldspiel stressed this motion is made without the variations.
Chairman Goldspiel called for a vote on the motion and the vote was as follows:
AYES: Krug,Howard,Samuels,Lundine, Trilling, Ottenheimer, Goldspiel
NAYES: None
L./ ABSENT: Rosenston, Berman
ABSTAIN: None
The motion passed 7 to 0.
Moved by Commissioner Samuels, seconded by Commissioner Lundine to recommend to the
Village Board that the Park District only be required to comply with the Village ordinance
regarding the planting of parkway trees upon 90 days notice from the Village Manager that the
Village desires those trees to be put in place based on the public hearing testimony of the Park
District that the roads are not in their final form now and transplanting trees is not good for the
trees. Given those facts, it is recommended that the Village Board allow the Village Manager to
inform the Park District when those trees must be planted.
Chairman Goldspiel called for a vote on the motion and the vote was as follows:
AYES: Krug, Howard, Samuels, Lundine, Trilling, Ottenheimer, Goldspiel
NAYES: None
ABSENT: Rosenston, Berman
ABSTAIN: None
The motion passed 7 to 0.
Moved by Commissioner Samuels, seconded by Commissioner Lundine to recommend that the
Village Board enter into further discussions with the Park District regarding establishing a method
and timetable to their mutual satisfaction that will allow for deferred placement of street lights
along the Park District's property and right-of-way with the exception of the street light to be
installed at the point of ingress and egress to the parking lot of the park facilities on Buffalo
Grove Road and that sufficient reassurances or arrangements are made between the Park District
and the Village to ensure the financial viability of the street lights being put into place. The
Commission's recommendation is that the development of the park precede provided they are
satisfied that there is a mechanism in place to ensure that the street lighting will eventually be put
in a timely manner to conform with the completion of the widening of the road.
Chairman Goldspiel called for a vote on the motion and the vote was as follows:
Buffalo Grove Plan Comm-Regular Meeting-September 18, 1996-Page 4
AYES: Krug, Howard, Samuels,Lundine, Trilling, Ottenheimer, Goldspiel
NAYES: None
ABSENT: Rosenston, Berman
ABSTAIN: None
The motion passed 7 to 0.
Moved by Commissioner Samuels, seconded by Commissioner Ottenheimer to recommend the
Village Board that they enter into further discussion with the Park District towards establishing a
timetable and criteria for the completion of the parking lot build out, whether on a permanent or
temporary basis, so that the full complement of parking be provided whether in permanent or
temporary form by the time the facilities become available for use by the public.
Chairman Goldspiel called for a vote on the motion and the vote was as follows:
AYES: Krug, Howard, Samuels,Lundine, Trilling, Ottenheimer, Goldspiel
NAYES: None
ABSENT: Rosenston, Berman
ABSTAIN: None
The motion passed 7 to 0.
Moved by Commissioner Samuels, seconded by Commissioner Krug to move the Fabiano's
Resubdivision, Final Plat, up on the agenda before the next scheduled item.
The motion passed unanimously.
FABIANO'S RESUBDIVISION(OF LOT 32 IN CARLYLE) - FINAL PLAT
Marc Schwartz of Marc K. Schwartz& Associates, stated they are presenting a replat of Lot 32
of the Carlyle Subdivision. He noted they have worked closely with Village staff in preparing this
plat of resubdivision and believe it meets all the Village ordinances and requirements not only
regarding the engineering issues and lot size but setbacks and other zoning matters.
Mr. Schwartz stated the lot in question is approximately 1-acre and is in an area where the lot
sizes are 10,000 square feet and they are proposing to subdivide the lot into two lots. One will be
approximately 1/3 of an acre and the other 2/3 of an acre. The lot presently has a two story home
which will remain on lot 2 and the Fabiano plan is to construct a single family home on lot 1 at
some time in the future in conformance with the Village zoning ordinances. They will then move
into that home and other family members will move into the existing home.
Mr. Schwartz noted that both Mr. Pfeil and Mr. Kuenkler had reviewed the plat.
Buffalo Grove Plan Comm-Regular Meeting-September 18, 1996-Page 5
Mr. Pfeil stated the lots will conform to the standards of the R-2 zoning district. He noted the
property is zoned R-2. When the new house is proposed it will be reviewed by Building and
Zoning for compliance concerning applicable setbacks.
Chairman Goldspiel noted concern where the plat shows a 10 foot building line on the sideyard.
He stated he would hate to approve that if the 10 feet is not correct, especially since it is not the
norm to put building lines on sideyards.
Mr. Pfeil stated that was correct. He stated the ordinance minimum on this type of zoning district
is 10 percent of lot width per sideyard which is 10 feet based on the width of the proposed lot.
Chairman Goldspiel asked if the driveway on the existing house goes out to Brandywyn.
Mr. Schwartz stated yes. The existing drive exits on Brandywyn and the resubdivision plat
denotes that direct access to Prairie Road from Lot 1 is prohibited so that any access from Lot 1
would be to Brandywyn.
Trustee Braiman asked if there is any need for a notice to the residents as it appears to be a
change from the original PUD.
Mr. Pfeil stated it is a re-plat for the Carlyle Subdivision and not a PUD. He said that re-platting
does not require a public hearing under the ordinance.
Commissioner Samuels asked if it was a new 5 foot dedication on the east side of the property.
Mr. Schwartz stated yes. He noted that is to accommodate all future requirements of Lake
County for the widening of Prairie.
Moved by Commissioner Samuels, seconded by Commissioner Krug to recommend approval of a
final plat of the Fabiano Resubdivision pursuant to the plat tendered and testimony of the Village
Engineer and subject to the requirements of the Village Engineer and addition of the interior
angles on the plat.
Chairman Goldspiel called for a vote on the motion and the vote was as follows:
AYES: Krug, Howard, Samuels, Lundine, Trilling, Ottenheimer, Goldspiel
NAYES: None
ABSENT: Rosenston, Berman
ABSTAIN: None
The motion passed 7 to 0.
Buffalo Grove Plan Comm-Regular Meeting-September 18, 1996-Page 6
MOBIL OIL CORPORATION, 1248 MCHENRY ROAD (ILLINOIS ROUTE 83),
AMENDMENT OF A PLANNED UNIT DEVELOPMENT (P.U.D.) AND PRELIMINARY
PLAN IN THE B-3 DISTRICT FOR A NEW COMMERCIAL BUILDING AND CAR WASH
BUILDING--WORKSHOP#1
Mr. Vitas Maciukevicius of W-T Engineering, Inc. stated they have met twice with the Village
Board with regard to redeveloping the existing gas station located at Arlington Heights Road and
Route 83.
Mr. Maciukevicius stated a car wash addition to this parcel was approved in 1989 but never built.
He noted Mobil is now embarking on an aggressive building program and one of the items is to
take existing stations and modifying the small mini-marts located beneath the canopy into larger
C-stores. The proposed redevelopment shows a car wash on the northern part of the property in
addition to a new convenience store also on the north end. He further stated the car wash layout
was approximately in the same location in the 1989 approval, without the C-store program.
Mr. Maciukevicius stated the Village Board has indicated the 2,900 square foot building and car
wash is too much for this site as well as being uncomfortable with the car wash exit. Therefore, a
couple of revisions have been made to the original plan. The car wash building is now on the
eastern side of the property with the entrance and queuing still on the north side but reverse flow.
He noted they will be moving the dispensers on the eastern end of the canopy into the center and
cut the canopy.
Mr. Maciukevicius stated On The Run is a trademarked and franchised item that is being
promoted throughout the country. He noted it has its own color scheme and its own promotions.
He noted it is a 2,500 square foot mart building with a yellow fascia dryvit banding color scheme.
The building is rectangular with a shingled gable roof. The car wash is a touch free system and
this is what is being proposed for the site.
Commissioner Krug asked for a review on the detention.
Mr. Maciukevicius stated the detention basin on the north will need to be reworked. He stated
the basin will need to be deepened.
Commissioner Krug noted there appeared to be a problem with the ordinance with regard to the
placement of the building next to the detention pond.
Chairman Goldspiel noted the ordinance requires a setback between the building and detention.
Mr. Maciukevicius noted they are definitely showing the building adjacent to the basin and noted
it will have to be adjusted.
Mr. Kuenkler stated a variation would be required as there is normally a setback from the high
Buffalo Grove Plan Comm-Regular Meeting-September 18, 1996-Page 7
water level. He noted the normal setback is 25 feet.
Commissioner Krug asked how much noise would be generated by the car wash.
Mr. Maciukevicius noted the primary noise is created by the dryers and he would have to check
for actual figures.
Commissioner Krug asked if there will be any additional lighting.
Mr. Maciukevicius noted there would be a pole located at the car wash and one other pole on the
north part of the site.
Commissioner Lundine asked if the trash container will remain as is.
Mr. Maciukevicius noted the trash container will be moved.
Commissioner Lundine noted there is parking in front of the trash area and a handicapped
walkway and wondered how the trash would be moved.
Mr. Maciukevicius noted they would depress the curb and the sidewalk and then take the truck up
to the trash area.
Commissioner Lundine noted two parking spaces are therefore lost.
Mr. Maciukevicius noted they are only lost for the time it takes to remove the dumpster.
Commissioner Lundine asked if there are more people first buying gas and then entering the C-
store or if there are more people using the store without buying gas.
Mr. Maciukevicius stated they are finding the C-stores gaining activity because there are actually
fewer lines at the cash registers in the building and people are less reluctant to go inside to
actually make convenient store purchases. He noted the majority of people still come to the
station to refuel.
Commissioner Howard asked if liquor would be sold.
Mr. Maciukevicius noted they would sell liquor if permitted to do so.
Commissioner Howard asked if the phone booth on the site would be kept.
Mr. Maciukevicius stated yes.
Commissioner Howard noted concern that people would be parked in front of the phone booth
Buffalo Grove Plan Comm-Regular Meeting-September 18, 1996-Page 8
and possibly obstruct traffic from coming in.
Commissioner Howard asked if there will be any internal traffic study of car movements.
Mr. Maciukevicius noted they have not commissioned a traffic study as yet. If Mr. Carmignani
sees a need for such a study after reviewing the plan, they will do so.
Commissioner Ottenheimer asked if there would be any facilities for car vacuuming.
Mr. Maciukevicius noted they typically place a vacuum or air hose next to the car wash building.
He noted they are now trying to make a decision as to whether it is best to place it on the west
property line at the vicinity of the telephone or adjacent to the car wash building.
Commissioner Ottenheimer noted concern with water freezing in parking areas and driveway
areas when coming out of the car wash.
Mr. Maciukevicius stated there will be rumble strips at the exit to shake some of the water off of
cars. He also noted the storm inlet just beyond this location and the basin created there is meant
to grab the water. The tracking of the remaining water from a car rarely exceeds 60-70 feet.
They therefore need to place the car wash exit at least that distance from any roadways etc. so
there is not a dangerous situation created. Sometimes heating pads a placed just past the rumble
strips. He further noted the dryers are getting larger in recognition of the need to dry the vehicle
more thoroughly.
Commissioner Samuels noted there is a long queue line to enter the car wash and no way to duck
out of the line if you change your mind. He asked if there is any way to get an additional access
for that purpose.
Mr. Maciukevicius stated they are looking for a way to add an additional escape lane.
Commissioner Trilling asked how the area between the two retaining walls in the detention basin
would be treated.
Mr. Maciukevicius stated one way would be to step the basin for safety reasons. Perennials could
be planted to hang down for aesthetic reasons to avoid the need for mowing.
Commissioner Trilling asked what kind of perimeter fence is proposed outside of the retaining
wall.
Mr. Maciukevicius stated the intent of the 6 foot fence is for screening that you cannot see
through to the drive aisle for the car wash.
Chairman Goldspiel stated he does not under the stand the purpose of the fence being so high and
Buffalo Grove Plan Comm-Regular Meeting-September 18, 1996-Page 9
opaque. He noted the fence will not screen anything from the residential side and he would like to
have vision through to the site to see what was going on back there. He stated he would prefer to
open up the area and take advantage of the green space.
Mr. Maciukevicius stated there may be an overreaction to comments made about wanting to
separate this use. If a fence is even deemed necessary, it may be better located on the north side
of the entrance lane to the car wash. He further noted they are open to the method of screening
for that area from the properties to the north.
Chairman Goldspiel stated they generally try to avoid a board on board tall fence screening. He
stated he can see fencing off the detention area for safety reasons but something more open and
decorative would work better. He further noted the back of the convenience building would be
better if it were masonry as people will be looking at that building.
Mr. Maciukevicius noted it is a wood sided building. The rear walls have no windows so it is a
very simple almost stark appearance. He noted the request for masonry and some kind of breakup
of this rear visage will be noted.
Chairman Goldspiel asked if the detention basin will remain grass and dry and if so he asked how
that basin will drain with the elevations around.
Mr. Maciukevicius stated it is to remain a dry basin. He noted he is not familiar with the flow off
site.
Mr. Kuenkler stated the entire site, regardless of which basins, collects and discharges to Route
83.
Chairman Goldspiel asked if calculations have been made and indicate sufficient detention.
Mr. Maciukevicius stated yes. He further noted they will need to request a variation for the
adjacent building.
Chairman Goldspiel noted that such a variation has not been granted unless there has been
significant water proofing and other structural safeguards.
Commissioner Trilling further noted that there will be six feet of foundation wall exposed and
every time the water builds up, there will be 4 feet of water lying against the foundation as well as
all the debris associated with that. This will be completely exposed to anyone driving on the north
side of the building.
Chairman Goldspiel stated he would not be favorable to a variance to allow water up against a
building. He further stated one of the biggest issues regarding car washes is noise and it will be an
important issue for this project. He asked what the hours of operation for the car wash would be.
Buffalo Grove Plan Comm-Regular Meeting-September 18, 1996-Page 10
Mr. Maciukevicius stated it is their goal and request to have the entire facility to remain open for
24 hours, including the car wash.
Chairman Goldspiel noted great difficulty with severe icing for the Mobil station on Buffalo
Grove Road and Dundee and hopes that this car wash would provide better circumstances. He
asked for some details of the water use proposed at this facility.
Mr. Maciukevicius stated they hold and settle the water in a triple basin. He stated there are
reclaim pits inside for the water that comes back in.
Mr. Bernie Rossi of Mobil Oil stated 35-40 gallons of water is used in a recycle system such as
this of which all but 7 gallons is reused water. The balance of the water is reclaimed water.
Chairman Goldspiel asked how the 7 gallons goes out.
Mr. Rossi stated that water goes out throughthe sanitarysystem.
Mr. Rossi stated that they had inquiries regarding the noise issue at a proposed facility in Hoffman
Estates and had sound readings done at the car wash. They found readings of about 65 dba which
is really below background noise from the street.
Chairman Goldspiel reiterated his concern with a 24 hour car wash operation. He asked if the
back area at the car wash would be lit.
Mr. Maciukevicius noted a 14-16 foot light pole would be installed at the car wash and down
lighting on the building. He further noted that any suggestions for a time limit on the car wash
would be communicated to the marketing group.
Commissioner Howard noted the Shell Oil Company had proposed a car wash that would be open
from 7 or 8:00 a.m. to about 10:00 p.m.
Chairman Goldspiel noted there is a potential conflict between a car entering northbound on
Route 83 to go to the convenience store and a car exiting the car wash. He asked how many cars
are cycled through the car wash.
Mr. Maciukevicius stated the car wash allows for two cars in the building at the same time and the
maximum is about 25 vehicles per hour with stacking space for about 9-10 cars.
Chairman Goldspiel asked if this is classified as a car wash or an auto laundry because there is
more than one car in the building.
Mr. Pfeil stated the car wash definition is"a car wash a building or portion thereof containing one
or bays for washing not more than one motor vehicle at a time..."
Buffalo Grove Plan Comm-Regular Meeting-September 18, 1996-Page 11
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Commissioner Howard asked how the doors can be closed if the cars are kept moving.
Mr. Rossi noted that the dryer is on and moves with the car wash unit. The blower has been
separated and comes on to dry the car as it is exiting and the door opens.
Commissioner Howard noted this will be a concern with the noise issue.
Mr. Rossi noted the dryer is set inside the building but the door must be opened for the car to get
out.
Chairman Goldspiel asked if the car wash is unattended and how customers pay for the wash.
Mr. Rossi stated the car wash building is unattended and can be paid for at the pump with a card
or as they enter the wash they can pay with a credit card or cash receptor at the entry to the wash.
Chairman Goldspiel stated the following items need to be addressed for the next meeting:
1. Setbacks
2. Detention
3. Car wash noise issue
4. Fencing or alternative screening
5. Hours of operation for car wash
6. Appearance of the building on the north side
7. Traffic pattern upon exiting car wash
8. Escape lane for the car wash
CHAIRMAN'S REPORT -None
FUTURE AGENDA SCHEDULE
Mr. Pfeil noted there would be a special meeting on September 25, 1996 and a regular meeting on
October 2, 1996.
PUBLIC COMMENTS AND QUESTIONS -None
STAFF REPORT -None
Buffalo Grove Plan Comm-Regular Meeting-September 18, 1996-Page 12
NEW BUSINESS -None
ADJOURNMENT
Moved by Commissioner Howard, seconded by Commissioner Samuels and carried unanimously
to adjourn. Chairman Goldspiel adjourned the meeting at 11:30 p.m.
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Respectfully sub 'tted,
F Rub' , R cording Secretary
APPROVED BY:
S P N GOL S IEL, C airman
Buffalo Grove Plan Comm-Regular Meeting-September 18, 1996-Page 13