1992-10-28 - Plan Commission - Minutes APPROVED
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
October 28, 1992
Fire Station No. 26 Administrative Building Addition
Chairman Silbernik called the meeting to order at 7: 30 p.m. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois
and read the Notice of Public Hearing as published in the Buffalo
Grove Daily Herald. Chairman Silbernik explained the format of
the public hearing and swore in persons who were to give testimony
at the hearing.
Commissioners present: Chairman Silbernik
Mr. Goldspiel
Mr. Krug
Mr. Rhodes
Ms. Howard
Mr. Rosenston
Mr. Samuels
Ms. Genell
Mr. Berman
Also present: Chief Thomas Allenspach, Buffalo Grove
Fire Department
Captain Joseph G. Wieser, Buffalo Grove
Fire Department
Mr. Mark L. Bruzan, KLLM Architects
Mr. Richard Kuenkler, Village Engineer
Mr. Richard Skelton, Village Attorney
Mr. Jeffrey Braiman, Village Trustee
Mr. Charles Hendricks, Village Trustee
Mr. Robert Pfeil, Village Planner
The following exhibits were presented by the petitioner at the
public hearing:
Exhibit 1: Preliminary Plan (Option "B") dated October 22 , 1992
by KLLM Architects
Exhibit 2 : Building floor plan dated October 12, 1992 by KLLM
Architects
Exhibit 3 : Building elevations dated October 12 , 1992 by KLLM
Architects
Exhibit 4: Engineering Plan dated October 27, 1992
Chief Allenspach stated that he is requesting approval of a
Preliminary Plan under the Zoning and Development Ordinances for
Buffalo Grove Plan Comm-Public Hearing-October 28, 1992 -Page 1
amendment of a special use to allow the building addition and new
parking area for Station 26. The proposed addition would be a
one-story building of 7, 027 square feet. The criteria for a
special use have been met in the following ways:
A. The addition will serve the public convenience and will not
be detrimental to the public. Fire service operations will
be greatly enhanced as a result of this addition since
administrative personnel will be consolidated and classrooms
will be centrally located which will provide a greater level
of protection to the community.
B. The location, size and nature and intent of the use is in
harmony with the area, and only cover 9.4 percent of the site
will be covered. The use intensity by fire fighting
operations will remain the same. The use intensity of the
addition will be minimal with only 8-10 administrative
personnel at the addition during normal working hours. There
will be meetings in the classroom consisting of approximately
two meetings per week with about 35 people evenly distributed
between day and night meetings. The use intensity of the
site will be reduced when the recycling bins are removed from
the site.
C. The addition will not be injurious to the use and enjoyment
of other property in the area. The open areas are now being
used by the residents and as a result of this addition the
Fire Department will be maintaining this open area, enhancing
it by grading so that it may be somewhat flatter.
D. There are adequate utilities, drainage and access to the
site.
E. There is adequate parking which will be suitably designed and
screened.
Chief Allenspach reiterated that the need for this addition is due
to Fire Department's growth to maintain an adequate level of
protection for the Village's residents and businesses. The
existing stations were not designed for this type of facility. The
current facilities are overcrowded and split staffing has to be
used. Fire Station No. 26 was selected for the facility because it
is a central location for firefighters in training and the site
has ample room for the proposed expansion.
Chief Allenspach stated that the input from the two Plan
Commission workshops as well as the two neighborhood meetings at
the fire station helped to determine the best site plan design.
As a result of the Plan Commission's review, Option B is being
presented at the public hearing.
Chief Allenspach stated that Option B places the parking lot west
Buffalo Grove Plan Comm-Public Hearing-October 28, 1992 -Page 2
of the building and as far north on the site as possible in
response to Plan Commission recommendations at the last workshop
meeting. The new parking lot still provides 33 spaces which will
be needed for approximately 96 meetings per year. He said on
average the meetings will require parking for 35 vehicles,
although the parking demand will range from 22 to 48 spaces. He
noted that the landscaping plans have not yet been completed.
Chief Allenspach stated that the only disadvantage of this plan is
the lack of a connection between the existing parking lot and the
new paring lot. He said the advantages of Option B are that the
access drive will be easier for visitors to find, open space area
is maintained, and cut through traffic on the site would be
avoided.
Chief Allenspach noted that the administrative addition will have
an access connection to the fire station as it is used by on duty
firefighters who must respond to emergency calls. Some potential
growth has been provided for in the floor plan. The entrance for
administrative offices is in the rear and the connections to the
parking lot and to the station will be made via sidewalks in the
rear.
Mr. Mark Bruzan of KLLM Architects reviewed the building
elevations noting that the design vocabulary of the existing
building will be used for the addition to achieve compatibility.
Elevations of the north, west and south of the building will match
the existing brown brick building with soffits overhanging the
door. Existing height lines of the building will be maintained and
carried through to the new addition. The building height is 13
feet above grade for the majority of the building. A portion at
the south end will be 14 feet high which mirrors a 14 foot height
at the south end of the existing building. The roof top equipment
units will be screened.
Mr. Bruzan noted that the engineering plan shows the grades on
site but does not as yet show the berming and landscaping around
the parking lot areas which will be done in accordance with the
landscape plan and added to the engineering plan.
Chief Allenspach further noted that the Appearance Commission has
approved the building plan and that he would be back at the
Appearance Commission on November 12, 1992 for approval on the
parking lot, lighting, landscaping and signage.
Commissioner Goldspiel stated that he is pleased that berming
would be used around the parking lot area and asked if there is
any possibility that this site might still have some use for the
water system.
Mr. Kuenkler stated that this site is no longer being considered
for any use in the water system.
Buffalo Grove Plan Comm-Public Hearing-October 28, 1992 -Page 3
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Commissioner Krug asked if the area shown on the plan as fill area
is to be filled or if it is already filled.
Mr. Bruzan stated that this area is to be filled. He noted that
there is a depression in that area and it will be graded up so
that the grade around the perimeter of the building location is
constant with no exposure of the concrete foundation.
Commissioner Rhodes inquired what Chief Allenspach meant when he
mentioned 48 possible cars at some meetings.
Chief Allenspach stated that would be a maximum number of cars at
a large meeting.
Commissioner Genell inquired if any more soil tests had been
conducted.
Mr. Bruzan stated that alternate companies had been proposed to
the Village to conduct further soil borings but had not as yet
been chosen. The report submitted by the original company were
rejected by the Village.
Debbie Miller, owner of the home at 1025 Hobson Drive, asked why
the access driveway at Highland Grove Drive opposite Hobson Drive
is planned rather than farther south on Highland Grove Drive or
directly onto Busch Road.
Mr. Bruzan stated that the Zoning Ordinance states that drives
have to be separated a certain distance and that also a certain
distance from intersections. Since there are two drives already
located off of Busch Road on the fire station site, it a third
drive on Busch Road would result in an excessive number of curb
cuts for one property. He noted that the emergency access driveway
to Busch Road needs to be protected, and additional curb cuts
could cause problems.
Mr. Pfeil noted that Busch Road will ultimately be improved to at
least a three lane road and being an arterial road, it is
important to minimize access points to ensure an efficient and
safe flow of traffic. He said the driveway onto Highland Grove
Drive will not create a major traffic impact for the adjacent
area.
Chairman Silbernik noted that Option A would place the driveway to
Highland Grove Drive farther into the residential area.
Commissioner Goldspiel commented that with the proposed driveway
location across from Hobson Drive there will be less traffic in
the residential area and the parking area will be screened with
berms and landscaping.
Commissioner Rosenston noted that at the previous meetings
Buffalo Grove Plan Comm-Public Hearing-October 28, 1992 -Page 4
residents had expressly preferred the Option B plan in order to
preserve as much of the green space as possible which is being
used by the neighborhood kids as a play area.
Chairman Silbernik concurred, noting that the same comments were
made by residents at the meetings at the fire station.
Mrs. Miller asked if some type of playground equipment could be
located on the play area.
Chairman Silbernik stated that installation of playground
equipment is more within the Park District's venue and this site
is not Park District property. He noted that most of the residents
had stated a preference for keeping this area open.
There being no further comments, Chairman Silbernik closed the
public hearing at 8: 00 p.m.
Respectfully su itted,
'----(it,-1/ /1-1,1/(--------
Fay Rubin, R cording Secretary
PRO Y:
MARTIN SILBERNIK, Chairman
Buffalo Grove Plan Comm-Public Hearing-October 28, 1992 -Page 5
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APPROVED
SPECIAL MEETING
BUFFALO GROVE PLAN COMMISSION
October 28, 1992
Fire Station No. 26 Administrative Building Addition
Plat of Dedication - Illinois Route 83
Plat of Dedication - Busch Road
Chairman Silbernik called the meeting to order at 8: 00 p.m. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Silbernik
Mr. Goldspiel
Mr. Krug
Mr. Rhodes
Ms. Howard
Mr. Rosenston
Mr. Samuels
Ms. Genell
Mr. Berman
Also present: Chief Thomas Allenspach, Buffalo Grove
Fire Department
Captain Joseph G. Wieser, Buffalo Grove
Fire Department
Mr. Mark L. Bruzan, KLLM Architects
Mr. Richard Skelton, Village Attorney
Mr. Jeffrey Braiman, Village Trustee
Mr. Charles Hendricks, Village Trustee
Mr. Richard Kuenkler, Village Engineer
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Rosenston, seconded by Commissioner Rhodes
to approve the minutes of the regular meeting of October 21, 1992 .
Commissioner Krug stated that page 14 under New Business should
state that the lack of a fence going south on Arlington Heights
Road toward Bernard Drive presents a problem. Commissioner
Goldspiel stated that on page 3 , paragraph 2 he would like to add
"if everyone in the organization attends" to the first sentence.
Chairman Silbernik noted a change required on page 2 to reflect
Workshop #2 instead of #1 for the Village of Buffalo Grove Fire
Station No. 26 meeting. He further noted he would like an
additional paragraph added to state, "Chairman Silbernik concurred
with Trustee Braiman and indicated that with the exception of
several Commissioners, the budget was not a deciding factor in the
Buffalo Grove Plan Comm-Special Meeting-October 28, 1992-Page 1
decision. All Commissioners were in favor of the amended motion
and the motion passed unanimously.
COMMITTEE AND LIAISON REPORTS - None
VILLAGE OF BUFFALO GROVE STATION NO. 26 - PROPOSED ADMINISTRATIVE
BUILDING ADDITION. BUSCH ROAD/HIGHLAND GROVE DRIVE - AMENDMENT
OF A SPECIAL USE AND APPROVAL OF A PRELIMINARY PLAN
Moved by Commissioner Samuels, seconded by Commissioner Rosenston
to recommend approval to the Village Board of a Preliminary Plan
and Amendment of a Special Use for the proposed Administrative
Building Addition at Busch Road and Highland Grove Drive.
Commissioner Genell inquired if this Station would serve the
Santucci property at Milwaukee Avenue.
Chief Allenspach replied affirmatively.
Commissioner Goldspiel spoke in support of the motion stating that
a great deal of work was done on this plan to achieve
compatibility with the neighborhood and that the Option B plan is
far superior to the other two plan proposals. He noted that his
support of Plan B is for Option B only and not the other two plans
previously proposed.
Commissioner Krug stated his support of Plan B as it is well worth
a $9, 000 price tag to be able to provide open green space and play
area for neighborhood kids.
Commissioner Rhodes stated that this facility is needed by the
Village, however, he prefers the Option A plan and will therefore
vote against the motion to approve Option B. He noted that
aesthetically the Option B plan is not right for the Village and
he did not like seeing cars parked at the front of the facility
along Busch Road.
Commissioner Howard stated she is in favor of Option B, concurring
with Commissioners Goldspiel and Krug on the preservation of open
space for kids. She noted that the parking area will be bermed
and screened to make it compatible with the neighborhood.
Commissioner Rosenston concurred with Commissioner Rhodes
regarding the aesthetic value of having the parking area located
in the rear of the facility as proposed on the Option A plan. He
noted though, that the needs and desires of the residents in the
area need to be considered, so he will support the approval of
Option B which retains the open space area in the southwest part
of the site.
Commissioner Genell stated that she supports the Option A plan
Buffalo Grove Plan Comm-Special Meeting-October 28, 1992-Page 2
She stated that it would be far more pleasing aesthetically and
the soil tests concerning Option B are inconclusive at this time.
Commissioner Samuels commended the Fire Department for being
flexible enough to adapt to neighborhood needs. He stated his
support for Option B, however, he stressed that the proposed
building should include a basement.
Commissioner Berman stated that he thinks that the parking area
would be better located in the back of the facility, however,
taking into consideration all the requirements and needs of the
community, Option B is a good compromise and he will support this
plan.
Commissioner Goldspiel stated that the inclusion of berming around
the parking area would be a significant improvement to the
aesthetic qualities of the Option B plan.
Chairman Silbernik stated aesthetically the parking area would be
better located in the rear of the facility. However, given the
berming, the consideration for open space and the inconclusive
soil borings, he would definitely support Plan B.
Chairman Silbernik called for a vote on the motion and the vote
was as follows:
AYES: Goldspiel, Krug, Howard, Rosenston, Samuels, Berman
NAYES: Rhodes, Genell
ABSTAIN: None
ABSENT: None
The motion passed 7 to 2.
PLAT OF DEDICATION - ILLINOIS ROUTE 83
Moved by Commissioner Samuels, seconded by Commissioner Rosenston
to recommend approval to the Village Board of the Plat of
Dedication for Illinois Route 83.
Commissioner Goldspiel asked if the plat had been reviewed and if
it closes.
Mr. Kuenkler stated that the plat had been reviewed and does
close.
Commissioner Goldspiel asked what the purpose of this plat is.
Mr. Kuenkler stated that the plan dedicates right-of-way along
Route 83 that is needed for the proposed road widening project.
Commissioner Goldspiel asked if this is all that would be needed
Buffalo Grove Plan Comm-Special Meeting-October 28, 1992-Page 3
in order to proceed with the widening of Route 83 .
Mr. Kuenkler stated in the affirmative.
Chairman Silbernik called for a vote on the motion and the vote
was as follows:
AYES: Goldspiel, Krug, Rhodes, Howard, Rosenston, Samuels,
Genell, Berman
NAYES: None
ABSTAIN: None
ABSENT: None
The motion passed 9 to 0.
PLAT OF DEDICATION - BUSCH ROAD
Moved by Commissioner Samuels, seconded by Commissioner Rhodes to
recommend approval of the Plat of Dedication for Busch Road.
Commissioner Goldspiel asked what the purpose of this dedication
is.
Mr. Kuenkler stated that part of the Route 83 project intersects
Busch Road
Commissioner Goldspiel asked if this will provide all the right of
way that would be needed for the widening of Busch Road.
Mr. Kuenkler answered in the affirmative.
Chairman Silbernik called for a vote on the motion and the vote
was as follows:
AYES: Goldspiel, Krug, Rhodes, Howard, Rosenston, Samuels,
Genell, Berman
NAYES: None
ABSTAIN: None
ABSENT: None
The motion passed 9 to 0.
CHAIRMAN'S REPORT - None
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated there would be a meeting on November 4, 1992
relative to the Reservoir 6 workshop and the Manchester Greens
development.
Buffalo Grove Plan Comm-Special Meeting-October 28, 1992-Page 4
PUBLIC COMMENTS AND OUESTIONS - None
STAFF REPORT - None
NEW BUSINESS - None
ADJOURNMENT
LI
Moved by Commissioner Rhodes, seconded by Commissioner Rosenston,
and carried unanimously to adjourn. Chairman Silbernik adjourned
the meeting at 8:20 p.m.
Respectfully sutted,
1
Fay Ri:in, a ording Secretary
APPROV •
(
MARTIN SILBERNIK, Chairman
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Buffalo Grove Plan Comm-Special Meeting-October 28, 1992-Page 5
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