1992-11-04 - Plan Commission - Minutes APPROVED
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
November 4, 1992
Village of Buffalo Grove Reservoir and Pumphouse No. 6
Expansion, Horatio Boulevard South of Pritchett School
Amendment of a Special Use and Approval of a
Preliminary Plan -- Workshop #1
Manchester Greens, Manchester Drive/Checker Road
Amendment of a Planned Unit Development (P.U.D. ) and
a Preliminary Plan in the R-9 District and R-4A
District -- Workshop #3
Asbury Drive Second Resubdivision -- Final Plat
Chairman Silbernik called the meeting to order at 7 : 30 p.m. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Silbernik
Mr. Goldspiel
Mr. Krug
Ms. Howard
Mr. Samuels
Mr. Berman
Commissioners absent: Mr. Rhodes
Mr. Rosenston
Ms. Genell
Also present: Mr. John Green, Systems Design Group, Ltd.
Mr. Mark Oleinik, Strand Associates, Inc.
Mr. Bruce Jacobs, Strand Associates, Inc.
Mr. Gregory P. Boysen, Buffalo Grove
Director of Public Works
Mr. John Marienthal, Village Trustee
Mr. Robert E. Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Samuels, seconded by Commissioner Howard to
approve the minutes of the public hearing of October 28, 1992 .
Commissioner Goldspiel noted a correction on page 3 , paragraph 4
to add the words "and berming" . All Commissioners were in favor
of the motion as amended and the motion passed unanimously.
Moved by Commissioner Berman, seconded by Commissioner Howard to
approve the minutes of the special meeting of October 28, 1992 .
All Commissioners were in favor of the motion and the motion
Buffalo Grove Plan Comm-Regular Meeting-November 4, 1992-Page 1
passed unanimously.
COMMITTEE AND LIAISON REPORTS
Commissioner Howard reported on the Village Board meeting of
November 2 , 1992 stating the following:
1. Ordinance 92-81 was approved granting a special use for the
Bill's Youth Football Association public address system for
use on three weekends, which constitutes a total of six days.
The p.a. system may be used only for the introduction of
players, announcement of scores and emergency messages.
Decibel level of the public address system is not to exceed
70 decibels. Use of the system will be monitored by the
Village at the expense of the Bill's Association.
2 . Ordinance 92-82 was approved granting a special use for the
Fire Station No. 26 Administrative Building Addition. The
additional berming and landscaping for the project was also
presented and approved.
3 . The Marie Raupp estate property at Short Aptakisic Road and
Buffalo Grove Road has been referred to the Plan Commission
for zoning and land use recommendation.
4 . Buffalo Grove Nissan will be improving the pavement in the
parking lot, and the Village Board approved a minor plan
change to allow the landscaped setback along Dundee Road to
be reduced to 14.5 feet. Lighting will also be improved to
be less intrusive on the neighborhood.
VILLAGE OF BUFFALO GROVE RESERVOIR AND PUMPHOUSE NO. 6 EXPANSION
HORATIO BOULEVARD SOUTH OF PRITCHETT SCHOOL - AMENDMENT OF A
SPECIAL USE AND APPROVAL OF A PRELIMINARY PLAN -- WORKSHOP #1
Mr. Greg Boysen stated that the Village is requesting a an
amendment to the Special Use authorization for the Reservoir and
Pumphouse No. 6 property to approve the Preliminary Plan for the
proposed site improvement. He stated that the Special Use
authorization amendment is being requested in order to allow the
addition of a second one million gallon underground reservoir and
a pumphouse building addition which would house two new booster
pumps. The project would also include the replacement of two
existing booster pumps within the existing pumphouse building and
the replacement of the existing emergency power electrical
generator with a new 680 kilowatt generator which would be housed
in the new building addition.
Mr. Boysen reviewed the Buffalo Grove water system noting that
although the Village maintains three deep wells which can each
provide approximately 1, 000 gallons per minute of ground water to
the Buffalo Grove water system, the Village's normal source of
Buffalo Grove Plan Comm-Regular Meeting-November 4, 1992-Page 2
water is from Lake Michigan. Water from Lake Michigan is taken
into the City of Evanston's water treatment plant where it is
treated and purified as necessary and then pumped into a regional
water transmission facility which is owned and operated by the
Northwest Water Commission. Mr. Boysen pointed out the location
of the Commission's regional facilities and the distribution
system and delivery points of the water for Buffalo Grove. After
the water is delivered from the Northwest Water Commission's
pipeline into each of the four Village reservoirs, the Village
then pumps the water into the Village's watermain system. The
Village monitors the various characteristics of the water,
including its level of chlorination.
Mr. Boysen stated that the Reservoir and Pumphouse No. 6 project
has been designed to implement one of the major elements of the
Comprehensive Plan for improvements to the Village's water system.
He stated that comprehensive engineering evaluations of the water
system have been performed several times in order to maintain a
sound technical basis for the planning of improvements which are
needed to maintain and expand the water system to meet the needs
of the Village.
Mr. Boysen noted that the recent pumphouse improvements at various
locations, the proposed improvements at Pumphouse No. 6, and the
Village's water conservation measures may eliminate the need for a
new pumphouse station in the future.
Mr. Boysen further stated that the original construction of the
initial Reservoir and Pumphouse No. 6 facility was laid out to
specifically provide for the currently proposed 1. 0 mg reservoir
expansion.
Mr. Boysen stated that the proposed project meets all six criteria
which are established in the Zoning Ordinance for approval of
Special Uses which include:
1. The project will not be detrimental to or endanger the public
health, safety, morals, comfort or general welfare. The
proposed project is one which will continue to be publicly
owned and operated for the purpose of serving the public
interest and convenience. Provision of this modern high
quality pumping and storage facility will protect the public
health through the provision of a safe and healthy water
supply. The project is also essential to safety throughout
the Village in that it will provide adequate pumping capacity
and storage which is needed to achieve the desirable level of
water supply for fire fighting purposes. This project will,
therefore, promote the general welfare of all residents of
Buffalo Grove.
2 . The location, size, nature and intensity of the project and
operations related to the use of the project are in harmony
Buffalo Grove Plan Comm-Regular Meeting-November 4, 1992-Page 3
with the appropriate orderly development of the Village and
the neighborhoods which are adjacent to the project. The
physical characteristics of this site have enabled the
Village to propose the long planned expansion of this
Reservoir as an underground facility with a grass covered
surface. This type of design will eliminate potential
impacts which might otherwise occur if more commonly utilized
water storage structure designs were to be proposed. The
required activities of the operation staff of the water
system will remain essentially the same as current activities
which occur at the site. General access to and location of
the facility relative to Horatio Boulevard will remain
essentially unchanged from the existing arrangements so as to
be in harmony with the local area.
3 . The proposed project will not be injurious to the use and
enjoyment of other properties in the immediate vicinity of
the project for the purposes already permitted in the
involved zoning districts. The implementation of the
proposed project is important for the purpose of maintaining
property values within the adjoining neighborhood and
throughout the Village of Buffalo Grove.
4 . The nature, location and size of the building and structures
involved with the proposed project will not impede, hinder or
discourage the development and use of adjacent land and
buildings in accordance with zoning districts within which
they lie.
5. Adequate utilities, access drives, drainage and other
necessary facilities have been provided or are being provided
in conjunction with the project.
6. The site access and parking remain unchanged from the
existing conditions which have proven to be adequate in size
and design so as to prevent traffic hazards, eliminate
nuisance and minimize traffic congestion on the public
street.
Mr. Jacobs of Strand Associates stated the two major construction
activities for Pump Station No. 6 include housing for two new
pumps and motor control equipment directly north of the existing
reservoir and a generator addition adjacent to the northwest
corner of the new pumphouse addition. The generator addition is
necessary to operate the booster pumps and lights in the event of
a power failure. In order to contain generator noise, use of a
barrier wall along the west end of the site will be incorporated
as well an additional barrier wall located approximately three
feet from the generator that will offset the noise coming from the
generator exhaust louvres. The barrier wall will turn the corner,
in essence creating a courtyard effect. The reservoir addition
itself will have a roof line matching the existing structure.
Buffalo Grove Plan Comm-Regular Meeting-November 4, 1992-Page 4
There will be some additional paving at the Pritchett School
parking lot to facilitate the construction staging area. He
further noted that the barrier wall at the overflow points will be
enhanced by brush blasting as per staff request. Landscaping will
be included to blend with existing landscaping features.
Commissioner Goldspiel inquired how well the Village was doing
relative to water conservation targets.
Mr. Boysen stated that so far the Village is doing very well,
however, as there have not been very many drought years, it is
difficult to accurately project the long-term effect of the
program.
Commissioner Goldspiel inquired if the conservation plan assumes
the maximum buildout of Buffalo Grove.
Mr. Boysen responded affirmatively.
Commissioner Goldspiel inquired if another pumphouse station would
eventually be required and if so where should the Village be
looking for another site.
Mr. Boysen stated that if an additional site is required it would
probably be best if it were near Pumphouse No. 6 due to the route
of the water distribution line.
Mr. Pfeil commented that the Village can identify the general
location of a future facility, but it would not be to the
Village's advantage to specify exact sites until an actual land
acquisition is needed.
Commissioner Goldspiel asked if the new reservoir area slope would
be the same slope as the existing reservoir area.
Mr. Jacobs stated that the new slope should closely match the
existing slope.
Commissioner Goldspiel inquired how the overflow system works.
Mr. Jacobs stated that the existing system includes two pairs of
10 inch pipes connected to the storm sewer line under Horatio
Boulevard. The new overflows will consist of three 12 inch pipes
flowing into catchbasins and through the sewer line. The maximum
anticipated capacity of the overflows is the capacity of the well
on the site plus the projected maximum capacity of 3500-4500
gallons per minute. The design of the overflows is such that the
water could exhaust through the overflows and into the sewer line.
Commissioner Goldspiel asked under what conditions the overflow
would go into use.
Buffalo Grove Plan Comm-Regular Meeting-November 4, 1992-Page 5
Mr. Boysen stated the only reason overflow should occur is during
intentional testing of level detection equipment and this overflow
is really only a small dribble of water. In the worst case
scenarios there should still be a harmless discharging of water
into the overflow structures.
Commissioner Goldspiel inquired if there is other water present in
the storm sewer besides what may be discharged by the overflow
structures.
Mr. Boysen stated that, of course, if it is raining there will be
water present in the sewer lines. However, even in a 100-year
rain event, the adjacent homes should not be affected by water
from the Reservoir site because overland flow would go to the
street system, not to adjacent residential properties.
Commissioner Goldspiel asked what the height of the generator
barrier wall would be.
Mr. Jacobs stated that the wall would be 11 feet high and about 20
feet in length.
Commissioner Goldspiel inquired what keeps this barrier wall
standing upright.
Mr. Jacobs said the wall would be of masonry construction on a
concrete foundation with footings.
Mr. Oleinik of Strand Associates stated that there would be
reinforcing through the block down to the foundation.
Commissioner Goldspiel inquired how this masonry wall repels
noise.
Mr. Oleinik stated that the area that the masonry wall will
reflect noise back to the louvers on the pumphouse wall, and this
will reduce the amount of sound leaving the site.
Commissioner Goldspiel inquired how the courtyard wall acts as a
barrier to noise.
Mr. Oleinik stated that the courtyard wall forces the sound up and
over the wall, absorbing some of the sound and breaking up the
sound waves as they move around, thereby cutting the noise down as
they move around. In addition there is a soft floor which helps
to absorb the sound even further.
Commissioner Goldspiel inquired just how high a wall would need to
be to prevent noise pollution from reaching a second floor bedroom
in the surrounding neighborhood.
Mr. Boysen noted that the generator is not something that is run
Buffalo Grove Plan Comm-Regular Meeting-November 4, 1992-Page 6
continuously. He noted that none of the residents of the area
have ever contacted the Village concerning problems with the
existing generator and its usage. He further stated that the
generator is to be used only for emergency power use and is tested
weekly on Tuesdays from 9: 00 a.m. to 10: 00 a.m. which could be
modified to suit residents ' schedules.
Commissioner Goldspiel inquired if the existing footpath would be
affected by the proposed development.
Mr. Boysen stated the footpath would not be affected.
Commissioner Krug inquired if the generator sound barrier wall
poses a problem concerning children using it and possibly getting
injured.
Mr. Jacobs stated that there is currently a screening wall on the
existing building which has never posed a problem with children or
any kind of vandalism.
Mr. Boysen also stated that there had never been anyproblems. He
Y
stated that he could request increased police observation if there
are complaints from the residents.
Commissioner Krug asked if the reservoir is used for recreational
purposes.
Mr. Boysen stated that he is not aware of any recreational use of
the reservoir by the residents. He noted that the Park District
had an option to build on the site at one time but chose not to do
so.
Commissioner Samuels stated that he had assumed when the
improvements for pump station no. 7 were approved, that there was
no possibility of any more underground reservoir addition.
Mr. Boysen stated that the ground water table elevations were not
fit to add any additional underground reservoirs at the No. 7
Reservoir location whereas this problem does not exist at the
proposed Reservoir No. 6 location.
Commissioner Samuels inquired if construction area parking will be
required for the proposed project.
Mr. Boysen stated that this site is much newer and was built with
a screened parking area that will be sufficient for the
construction.
Commissioner Samuels inquired if the school uses the reservoir
area for any recreational uses.
Mr. Boysen stated that the school does use the area for some use,
Buffalo Grove Plan Comm-Regular Meeting-November 4, 1992-Page 7
however, there has been no formal request by the school for
continuation of this use.
Commissioner Samuels inquired if any alternative locations for the
reservoir have been considered if the school does, indeed, want to
continue using this area for recreational purposes.
Mr. Boysen stated that it would be financially unfeasible to build
the reservoir expansion at a different site.
Commissioner Berman inquired if the transformer could be put
inside the barrier wall.
Mr. Jacobs stated that approximately 5 feet of space is needed
around the transformer so that Commonwealth Edison can access the
transformers.
Commissioner Berman inquired how much noise is created by the
transformer.
Mr. Jacobs stated that it emits a humming sound.
Chairman Silbernik inquired how many times it is anticipated that
the generator would kick on.
Mr. Boysen stated that the generator would go on whenever there is
a power failure and that last year the generator turned on
approximately 2 to 3 times.
Mr. Joe Scarpini, Osage Terrace, inquired how much equipment would
be stored at the staging area.
Mr. Boysen stated that approximately 4 to 5 trailers would be
located at the staging area as well as temporary stockpiling of
soil, manholes and other miscellaneous items.
Mr. Ron Smith, Chickory Lane, asked where access to the staging
area would be, if there would be any use of the employee parking
lot on the school property and what is the projected time frame
for the entire project.
Mr. Boysen stated that the project is scheduled to being in July
of 1993 and to be completed in the fall of 1994. He further
stated that access to the staging area would be from Horatio
Boulevard initially and then Osage Terrace.
Mr. Dave Giles, Osage Terrace, inquired if the unimproved farmland
along Armstrong Drive could be used as the staging area for the
project.
Chairman Silbernik stated that the farmland is located in
Wheeling.
Buffalo Grove Plan Comm-Regular Meeting-November 4, 1992-Page 8
Mr. Boysen noted that School District 102 would require either a
financial lease payment for the use of their land for the staging
area or services in kind to the school. He indicated that
alternate arrangements for the staging area would need to be
evaluated to determine if the financial impact on the project
would be manageable.
Mr. Larry Janis, Chickory Lane, stated that he would like to see
as many safety measures taken as possible at the school site to
secure the construction area.
Mr. Boysen stated that there would be fencing along all storage
areas, however, there may not be fencing around dirt piles which
would not necessarily pose any real threats.
Chairman Silbernik and the Commission indicated that the project
could be scheduled for a public hearing.
Mr. Pfeil noted that the public hearing will be scheduled for
December 2, 1992 .
MANCHESTER GREENS, MANCHESTER DRIVE/CHECKER ROAD - AMENDMENT OF A
PLANNED UNIT DEVELOPMENT (P.U.D. ) AND A PRELIMINARY PLAN IN THE
R-9 DISTRICT AND R-4A DISTRICT - WORKSHOP #3
Mr. John Green of Systems Design Group, Ltd. stated that his goal
is to positively address the items of concern expressed by the
Plan Commission at the last workshop. He noted the following
revisions to the plan:
1. Carriage walks have been eliminated and an independent walk
system has been developed throughout the development, with
several connections to the public sidewalk/bikepath system.
2 . The bikepath is along the west side of the site adjacent to
the Buffalo Grove Golf Course as approved on the original
plan in 1988.
3 . Concerning the spacing between the proposed buildings, the
units have been placed in clusters of three and four building
units with a minimum of 20 feet between these groupings, and
taking into consideration bikepaths and walkways.
4 . There is now a minimum space of 10 feet between individual
dwelling units.
5. The density of the project is now 9.8 dwelling units per
acre, which works well for the site based on the revised site
plan.
6. The gatehouse at the street connection to Church Road has
Buffalo Grove Plan Comm-Regular Meeting-November 4, 1992-Page 9
been added back to the plan.
7. The plan does not include any additional townhomes. There is
no market for townhomes, but the villa concept is new for
Buffalo Grove and should be very appealing to housing
consumers.
8. Guest parking has been increased from 14 spaces to 29 spaces.
9. Setbacks have been redesigned for the villas so that there is
now 52 feet from the condominium buildings, 50 to 58 feet
from the Golf Course, and 35 feet from the Police Station
property.
10. Streets will be developed to public standards, however, a
variance for a reduced right of way will be requested if the
streets are to be dedicated as public roadways.
11. The street system has been re-configured to make a more
indirect path between Checker Road and Church Road. This will
greatly reduce the possibility of traffic cutting through the
site.
12 . Mailboxes will be clustered. There are five designated areas
for mailbox clusters.
13 . Dead ends on the streets have been eliminated. On the eastern
area of the site a cul-de-sac is proposed, but this street
could ultimately be extended to the east, depending on how
the property to the east is developed in the future.
14 . The residents of the villas will be able to use the swimming
pool for a fee assessed at the same rate as condominium
owners.
Mr. Green further noted that sight lines are not only important
from the standpoint of traffic and buildings but also from a
standpoint of feel and environment. Green space has been
increased by about 5 percent, and this will enhance the perception
of open space on the site.
Mr. Green noted that the space between the units has been extended
to 10 feet by reducing the size of all the villa units by one
foot. He also noted that the proposed condominium building will
be 39 units as opposed to the existing condominium unit which has
36 units.
Parking for the villas will be provided at a ratio of 4 .5 spaces
per unit, with a two-car garage for every unit. There will be a
minimum driveway length of 21 feet for each villa unit, and longer
driveways will be provided in some areas. There will be a distance
of 9 feet from the driveway to the curb in areas where sidewalks
Buffalo Grove Plan Comm-Regular Meeting-November 4, 1992-Page 10
are provided.
Chairman Silbernik expressed appreciation that the concerns of the
Plan Commission had been addressed by the developer. He said that
revised plan is a great improvement and gives the Plan Commission
something to work with in developing a good design for the site.
Commissioner Goldspiel concurred that the plan has been greatly
improved. He noted that the golf course amenity is being better
utilized and the pathway/sidewalk system is much better on the new
plan. He commented that since most of the back walls of the units
will have sliding doors, the doors should be designed to lock from
the outside so that residents can take advantage of the rear yard
areas and the interior walkway system. He asked if space is
available for decks.
Mr. Green stated that only three sizes of decks will be offered:
10 X 10 feet, 10 X 12 feet, or 10 X 15 feet. He noted that it is
very important that decks be kept to these sizes as a major design
control.
Commissioner Goldspiel commented that the space between the 39-
unit condominium building and the nine guest parking lot for the
villas should be better designed by adding landscaping, cutting
stall size, or re-orienting the parking spaces. He also noted his
concern with the E unit on the cul-de-sac street which is 10 feet
from the Manchester Drive. He said that perhaps some further
study is needed to analyze traffic movements at the street
intersection in relation to cars backing out of the driveway of
this unit.
Commissioner Krug stated the plan has been improved and he asked
if a street connection is planned to the Police Station site.
Mr. Green said the Police Station site will have an emergency
access to the adjacent street.
Commissioner Krug asked if there is fencing around the entire
Police Station site.
Mr. Green noted there is fencing around the east parking lot, but
not the west parking area of the Police Station.
Commissioner Krug asked if the open parking at the condominium
building is being considered as guest parking for the villas.
Mr. Green stated that none of the outside parking is assigned and
technically is available to anyone wishing to use it. He also
noted that on-street parking would be possible.
Commissioner Howard asked if there would be a problem with the
storm sewer line as had been previously mentioned.
Buffalo Grove Plan Comm-Regular Meeting-November 4, 1992-Page 11
Mr. Green stated that there is an existing sanitary sewer line of
which approximately 200 feet will need to be relocated. He noted
that there is now about 20 feet of easement available to
facilitate this relocation.
Commissioner Samuels noted that the bay window at the units on the
southwest corner seem to encroach the side yard setback. He asked
if variances would be required for the proposed decks.
Mr. Green stated that no variance would be requested as the decks
are allowable in a rear yard.
Commissioner Samuels stated that this plan is greatly improved and
he appreciated Mr. Green's presentation.
Commissioner Samuels asked if the proposed rest areas along the
path system might include a park bench or other amenity.
Mr. Green stated that benches were not on his list but since a
P.U.D. means amenities, it sounds like a good idea.
Commissioner Samuels asked that Mr. Green pay attention to the
placement of fire hydrants in order to maximize available on
street parking.
Commissioner Berman inquired if there had been any comments from
other Village departments.
Mr. Pfeil stated he had not yet received comments from the
Department of Public Works concerning the revised plan. He noted
that the Fire Department wants verification that street radii meet
Village standards. The Fire Department also commented that the
proposed 10 foot separation between buildings is not ideal, and a
larger separation would be better.
Mr. Green stated that there would be no openings in side walls and
hopefully this would alleviate the major concerns of the Fire
Department.
Trustee Marienthal noted that one villa unit along the Golf Course
should be removed to create more open view.
Chairman Silbernik commented that the three townhomes seem to fit
into the new plan within their own cluster.
Mr. Green stated in response to Trustee Marienthal's comment of
removing one more unit that it would not be economically feasible
to remove even one more unit.
Commissioner Goldspiel noted that staff needs to review the
question of adequate space and right-of-way requirements before
the public hearing.
Buffalo Grove Plan Comm-Regular Meeting-November 4, 1992-Page 12
ASBURY DRIVE SECOND RESUBDIVISION -- FINAL PLAT
Moved by Commissioner Samuels, seconded by Commissioner Howard to
recommend approval to the Village Board of the Asbury Drive Second
Resubdivision Final Plat as submitted.
Commissioner Goldspiel asked what changes have been made to the
original plat.
Mr. Pfeil stated this was originally a 10-lot subdivision which
has gone through a previous resubdivision. The proposed
resubdivision would re-adjustment lot lines to create three lots.
Commissioner Goldspiel asked if staff had reviewed the plat and
finds same in order and recommends approval.
Mr. Pfeil stated in the affirmative.
Chairman Silbernik called for a vote on the motion and the vote
was as follows:
AYES: Goldspiel, Krug, Howard, Samuels, Berman, Silbernik
NAYES: None
ABSENT: Rhodes, Rosenston, Genell
ABSTAIN: None
The motion passed 6 to 0.
CHAIRMAN'S REPORT - None
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated there is a meeting scheduled for November 18,
1992 concerning Grove Park and the Concord Development.
PUBLIC COMMENTS AND QUESTIONS - None
STAFF REPORT - None
NEW BUSINESS - None
ADJOURNMENT
Moved by Commissioner Berman, seconded by Commissioner Howard, and
carried unanimously to adjourn. Chairman Silbernik adjourned the
meeting at 10:00 p.m.
Buffalo Grove Plan Comm-Regular Meeting-November 4, 1992-Page 13
Respectfully submitted,
t / /
Fay I1bin, R ording Secretary
ROV •
TIN SILBERNIK, Chairman
Buffalo Grove Plan Comm-Regular Meeting-November 4, 1992-Page 14