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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 _ ,I 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 1 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 L Buffalo Grove Plan Comm-Special Meeting-October 28, 1992-Page 5 i J