1998-11-04 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
November 4, 1998
Buffalo Grove Town Center,Phase 1 area of shopping center,
proposed Burger King restaurant,Amendment of a Planned
Unit Development(P.U.D.),approval of a Preliminary Plan
and approval of a Special Use in the B-5 District for a
restaurant with a drive-through service window
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 to be followed for the public hearing, and swore in all persons who
wished to give testimony.
Commissioners present: Chairman Goldspiel
Mr. Krug
Mr. Trilling
Mr. Ottenheimer
Mr. Moons
Mr. Viehman
Commissioners absent: Ms. Howard
Mr. Samuels
Mr. Berman
Also present: Mr. Marc Schwartz, Marc K. Schwartz&Associates
Mr. Thomas Scesniak, Thomas V. Scesniak Associates
Mr. James Uecker,JAS Associates, Inc.
Mr. William Raysa,Village Attorney
Mr. Brian Rubin, Village Trustee
Mr. Richard Kuenkler, Village Engineer
Mr. Robert Pfeil,Village Planner
The following exhibits were presented by the petitioner at the public hearing:
Exhibit 1: Conceptual Site Plan dated October 21, 1998 by Thomas V. Scesniak Associates
2: RetainingWall Cross Section dated October 29, 1998
Exhibit
Buffalo Grove Plan Commission-Public Hearing-November 4, 1998-Page 1
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Exhibit 3: Plan of Proposed Improvements dated October 29, 1998
Exhibit 4: Conceptual Landscaping Plan dated October 28, 1998 by Thomas V. Scesniak
Associates
Exhibit 5: Conceptual Site Plan,revised, dated November 3, 1998 by Thomas V. Scesniak
Associates
Exhibit 6: Building Elevation dated June 18, 1998
Mr. Marc Schwartz stated the petitioner seeks an amendment of the Planned Unit Development
and Preliminary Plan and approval of a Special Use in the B-5 District with one variation. That
variation is to provide fewer parking spaces for a mixed use commercial development than
required by the Village's parking standards. The proposal is to construct a Burger King restaurant
with a drive-through facility on an outlot in Phase 1 area of the Buffalo Grove Town Center
shopping center. The building will be approximately 2,900 square feet. This matter was referred
from the Village Board on August 17, 1998 and the Plan Commission has discussed the project
at workshops on October 7 and 21, 1998.
Mr. Thomas Scesniak reviewed the Conceptual Site Plan for the proposed Burger King
restaurant. He noted the building is now placed in such a manner as to allow for efficient
circulation in the parking areas and access to the stacking lane for the drive-through window. He
noted that a one-way (west to east) drive lane is provided to serve the drive-through facility.
Additionally, a by-pass lane is provided for motorists who need to get out of the drive-through
lane. •
Mr. James Uecker stated the proposed retaining wall is to be constructed from the edge of the
existing detention pond so that there will be fill in back of the retaining wall in the area that is
now sloped with a small amount dug out in front of the wall. The volumes are calculated so that
there will not be any loss in storage volume of the detention pond. The retaining wall will define
the edge of the driveway and parking lot and will have a guardrail on the top. In addition to the
guardrail placement, there will be two other engineering issues in the construction of the
development. One will be the extension of the sanitary sewer from near the end of the bridge
over to the proposed building and the relocation of the water main that currently comes around
the detention pond and goes through what is proposed to be built and connects to a water main
that extends down to the building across the parking lot. He stated they will need to relocate a
section of that water main so that the building can be constructed. There will be drainage
provided through the existing stormwater underground system that exists in the parking lots to
drain the area to the detention pond.
Mr. Scesniak reviewed the proposed landscape plan noting they have attempted to create berms
with a heavy screening of evergreens and spruce,pine and some junipers so that when cars come
around at night the light will be blocked and not shine into Route 83. They have also put dense
Buffalo Grove Plan Commission-Public Hearing-November 4, 1998-Page 2
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upright yews and arborvitae in another area to block car lights. There will be dogwood trees
strategically placed to prevent car lights from coming into the parking lot. This landscape plan
will provide the desired effect of blocking lights onto Route 83.
Mr. Scesniak reviewed the items identified by Thomas Adomshick of James J. Benes and
Associates, the Village's traffic consultant. He noted that Mr. Adomshick commented that the
stacking area provided for the drive-through may not accommodate the 13 cars represented on
the site plan since a distance of 4 to 5 feet between vehicle bumpers is usually needed.
Mr. Adomshick estimates that 10 to 11 vehicles can be accommodated in the stacking area.
Mr. Scesniak noted that ten stacking spaces is the ordinance requirement and is also the
minimum amount that the Plan Commission recommended at the previous workshop. Access to
the drive-up lane from the north can be restricted as indicated on the revised site plan. Mr.
Scesniak said that signage would be provided as recommended by Mr. Adomshick to warn
motorists not to enter the drive-through window area from the north area of the parking lot along
Route 83.
Mr. Scesniak said that Mr. Adomshick also questioned the adequacy of the turn radius for
vehicles making a right-hand turn eastbound into the drive-through lane from the bridge north of
Lake Cook Road. The site plan has been adjusted to provide a larger radius for these eastbound
right turns from the bridge.
Mr. Scesniak also noted that Mr. Adomshick indicated that refuse trucks would have difficulty
accessing and exiting the trash enclosure area. He noted that the site plan has been modified to
provide adequate room for refuse truck maneuvers in and out of the trash enclosure area. He said
that pick-ups from the trash enclosure will be programmed by management to come early in the
morning. Refuse trucks will enter the site from Route 83 or from the south from the Lake Cook
Road bridge. The trucks will pull into the trash area, load the trash and back out on the 19 foot 2
inch curb to curb driveway. To exit the enclosure area,trucks would back up and go out via
Route 83.
Mr. Scesniak noted that Mr. Adomshick commented that there may be a conflict between the
bumpers of the cars parking at a 90 degree angle to the proposed curb with a 45 degree angle on
the one-way aisle directly north of the stormwater pond. The dimensions on the diagonal parking
will be reduced to 23.9 feet so that the curb acts as a wheel stop. This will be more than adequate
to protect the cars on the diagonal versus 90 degree parking. The clearance will be approximately
1 foot, 3 inches between the bumpers.
Mr. Scesniak said that Mr. Adomshick also questioned some of the curb radii used for the
landscape islands in the parking lot. Mr. Scesniak said that the radii for the landscape islands are
standard and are consistent with the islands in the other areas of the Town Center parking lot,but
he would consult with the Village staff to make sure that adequate radii are provided.
Buffalo Grove Plan Commission-Public Hearing-November 4, 1998-Page 3
II
Mr. Schwartz indicated the only variation request concerns the overall parking requirement for
the shopping center. A total of 1,264 spaces were required for Phases 1 and 2 based upon the
1995 parking analysis when the theater was approved,and 1,269 spaces were provided.
He said that based on the uses and floor area now approved for the shopping center,the parking
requirement is 1,206 spaces. He noted that 1,170 parking spaces are provided on the current plan,
including the Eagle supermarket. This is 36 spaces short of the ordinance requirement. He noted
that when the Phase 2 area was re-planned in 1998 for the Eagle store,the amount of parking in
the Phase 2 area was reduced from the 498 spaces shown on the approved 1995 plan to 415
spaces.
Mr. Schwartz noted that planning for Town Center has always provided for the concept of shared
parking,which is a mixed use commercial development. The parking is utilized at different times
of the day by various uses and therefore shared parking is clearly a logical and workable
approach for this property. The parking calculation of 1,206 spaces assumes full occupancy of
the 1,039 theater seats. However, the theater is actually operating at about 75 percent of capacity.
This occupancy rate reduces the parking demand at the shopping center,so the proposed 1,170
spaces will be more than adequate. If the theater is no longer operating and is occupied by a retail
use, the 15,000 square-foot space would require only 65 parking spaces rather than the 312
spaces required for the theater operating at 75 percent capacity. Based on these numbers,there is
sufficient parking at this site. He noted that the proposed restaurant has a parking requirement of
13 parking spaces, which is a small component of the overall parking demand at the shopping
center. He stated that the petitioner believes that the shared parking arrangement conforms with
Village standards and that the requested variation is appropriate for this property based on the
existing and proposed mix of uses.
Mr. Schwartz stated that based upon the testimony the special use request will serve the public
convenience at the site and on the property, and will not be detrimental nor will it endanger the
public health, safety,morals, comfort or general welfare of the community. He stated that the
location of this requested special use, its intensity of operation, its size and its location on the site
are in harmony with the B-5 District,and the requested special use for a drive-through and the
variation of the parking requirement for the shopping center are appropriate for this property.
He stated that the special use will not be injurious to the enjoyment of the other property in the
immediate vicinity and it will be harmonious and complement other properties. The size of the
building will not impede or hinder, or in any way discourage the development of adjacent
property which is primarily already developed. Adequate utilities, access roads, drainage and
other necessary facilities have been provided, and based upon the testimony,whatever
modifications are required will meet applicable standards. The parking is sufficient and the
requested variation of the Village's parking standards is appropriate based on the current and
proposed uses.
Commissioner Trilling asked for a description of the elevation of the retaining wall relative to the
parking drive.
Buffalo Grove Plan Commission-Public Hearing-November 4, 1998-Page 4
Mr. Uecker stated the top of the retaining wall is anticipated to be approximately 12 to 18 inches
above the parking lot surface.
Commissioner Trilling asked what elevation would be required to stop a car from overrunning
the curb.
Mr. Uecker stated the cars will be traveling parallel to the wall and there won't be any cars
coming perpendicular to the wall and he therefore does not anticipate it will be a problem.
Commissioner Trilling asked what kind of guard rail would be provided.
Mr. Uecker stated it has not as yet been determined what kind of guard rail will be used. He
stated it is up to the owners and the Village staff if there are concerns with the type of structure to
be used.
Commissioner Trilling asked what kind of guardrails are possible from both an aesthetic
viewpoint and a safety standpoint.
Mr. Uecker stated from a civil engineering standpoint it would be a simple guard rail type
structure post with guard rail type metal siding unless someone instructs the design of something
more elaborate.
Commissioner Trilling asked if a guard rail 30 to 36 inches tall on top of a concrete retaining
wall would be sufficient for pedestrians walking along that roadway or would additional barriers
between the top of the concrete retaining wall and the underside of the guard rail be necessary for-
the protection of children and other pedestrians.
Mr. Uecker stated he is comfortable with the design but he would be amenable to discussion if
the Village determines additional safeguards are necessary.
Mr. Scesniak stated they think the proposed 36-inch is sufficient for the guardrail, but the height
can be increased to 42 inches if necessary.
Commissioner Trilling asked if the turning the radii on the revised plan will provide the
dimensions recommended by the Village traffic consultant.
Mr. Scesniak stated that the revised plan provides the radii recommended by the Village's
consultant, and adequate space is provided even for large cars making the turn from the bridge to
the one-way aisle serving the drive-through facility.
Commissioner Trilling asked what size truck would be accommodated by a 25 foot radius.
Mr. Scesniak any small van and pick up trucks would be able to maneuver such a turn.
Buffalo Grove Plan Commission-Public Hearing-November 4, 1998-Page 5
Mr. Scesniak stated as far as the second radius is concerned they will instruct the drivers with
written directions of how to approach the trash enclosure. They can come from Lake Cook Road
into the site, go past the drive-through, up the two way aisle and into the trash enclosure area.
The dumpsters are wheeled out in front of the truck where they are lifted up and dumped into the
truck.
Commissioner Krug asked if the retaining wall changes any of the slopes so that any other
variation may be necessary.
Mr. Kuenkler stated no.
Commissioner Ottenheimer stated he understands the need for a retaining wall but there needs to
be some balance between safety and aesthetics. He would prefer some type of guard rail other
than the standard commercial highway guard rail proposed here and something more aesthetically
pleasing to the eye.
Mr. Scesniak stated there is a possibility of incorporating a timber type rail. He stated he would
like to blend in with what is already existing in the center. A guard rail is a very utilitarian
element. He stated a wood rail becomes obtrusive also if it is not a very heavy type of wood. He
stated they will attempt to do something pleasing with the guard rail,perhaps something along
the lines used on the bridge.
Commissioner Viehman stated the tubular rails used across the bridge would be a workable
design and would be a nice tie to finish off this corner of the Town Center.
Commissioner Krug asked what percentage of sales is drive-through and what percentage is
inside sales.
Mr. Scesniak stated approximately 64 percent is through drive-through and 30 percent inside
sales, with the rest being walkup.
Commissioner Krug noted that with that percentage he sees no problem with the variation for
parking.
Chairman Goldspiel asked if 13 parking spaces would be sufficient for the seats inside the
restaurant.
Mr. Scesniak stated the concept of shared parking for the total center comes into play. There are
74 seats in their facilities. The busiest peak is lunch hour and the early evening hour. He stated
that their busiest locations usually run 12 to 18 cars and these locations usually have about 38
parking stalls which is more than required.
Chairman Goldspiel asked how many employees will be there.
Buffalo Grove Plan Commission-Public Hearing-November 4, 1998-Page 6
Mr. Scesniak stated they have three shifts with anywhere from 6 to 12 per shift. Several
employees typically travel to work together, and it is not typical for each employee to drive alone
to the restaurant.
Chairman Goldspiel asked what will be the maximum demand for parking.
Mr. Scesniak stated where there are six staff members on duty there will be approximately 4 cars
and with the larger staff there will be about 7 cars.
Chairman Goldspiel noted this means there would be about 20 or so parking spaces required
between staff and diners.
Chairman Goldspiel asked how the total of this 20 parking space figure effects the total of the
two parking analyses.
Mr. Scesniak stated he would suggest that the Burger King totals are co-mingled in those studies
and it is the shared parking concept that works for this center.
Chairman Goldspiel asked how the stacking requirements at the drive in would function and if
they would be sufficient.
Mr. Scesniak stated they are showing 13 cars,although the traffic consultant that figure would be
more realistic at 11 cars. He noted that 11 cars consistently would mean this is a very successful
store. He noted that cars stack up in a drive-through only because of poor service. He noted that
large orders will be asked to pull off to the side.
Chairman Goldspiel asked how many cars stack up at some of their other similar facilities.
Mr. Scesniak stated they usually see about 12 to 15 cars at some of their high volume locations.
Mr. Pfeil stated he thinks Mr. Scesniak is accurate concerning the use of shared parking at the
shopping center. It is a basic assumption of the parking standards that various uses will have
different peaks concerning parking demand. If the theater were running at 100 percent capacity,
there probably would be a parking problem at certain times. But that does not appear to be likely
and it certainly is not happening now. In addition, Simon DeBartolo has indicated that they
are evaluating alternative uses to replace the theater.Therefore, on balance, and based on the
current and projected uses,the proposed plan is feasible, assuming the theaters are not at full
capacity most of the time. He further noted that he is skeptical that 15 cars would actually queue
`./ up consistently at the restaurant drive-through. Therefore, the stacking as proposed should work.
Chairman Goldspiel asked if there is any comment on the engineering plans.
Mr. Kuenkler stated that the proposed engineering plan is acceptable.
Buffalo Grove Plan Commission-Public Hearing-November 4, 1998-Page 7
Commissioner Moons asked how many stations there will be in the restaurant to serve customers
in case there is a stacking problem at the drive-through.
Mr. Scesniak stated there will be 4 registers in the restaurant.
Commissioner Moons asked if there will be any space crunch for garbage trucks due to the curb
located in the area which separates the one-way lane from the two-way aisle.
Mr. Scesniak stated no as the area is 19 feet 2 inches wide and can be made slightly wider if
necessary. He stated a garbage truck traverses tighter areas in certain locations to go in and out
even from docks. If necessary they will have someone outside helping and directing the truck.
There being no further comments or questions from anyone else present, Chairman Goldspiel
closed the public hearing at 8:45 p.m.
Respectfully sub itted,
Fa Ru ecording Secretary
AP ROVED BY:
/S P EN GOLDSPIEL, Chairman
-November
Hearin
Buffalo Grove Plan Commission-Public g 4, 1998-Page 8
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
November 4, 1998
Buffalo Grove Town Center,Phase 1 area of shopping center,
proposed Burger King restaurant,Amendment of a Planned
Unit Development(P.U.D.), approval of a Preliminary Plan
and approval of a Special Use in the B-5 District for a
restaurant with a drive-through service window
The Cotey Property, east side of Milwaukee Avenue north
of Estonian Lane,Approval of a Preliminary Plan and
approval of a Special Use in the B-4 District for a wireless
communications antenna tower and equipment shelter
Workshop#1
Chairman Goldspiel called the meeting to order at 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
Mr. Trilling
Mr. Ottenheimer
Mr. Moons
Mr. Viehman
Commissioners absent: Ms. Howard
Mr. Samuels
Mr. Berman
Also Present: Mr. Marc Schwartz,Marc K. Schwartz& Associates
Mr. Thomas Scesniak, Thomas V. Scesniak Associates
Mr. James Uecker,JAS Associates, Inc.
Mr. Brian Barrett, Site Acquisition Consultants, L.P.
Mr. William Raysa,Village Attorney
Mr. Brian Rubin,Village Trustee
Mr. Richard Kuenkler, Village Engineer
Mr. Robert Pfeil, Village Planner
Buffalo Grove Plan Commission-Regular Meeting-November 4, 1998-Page 1
J
APPROVAL OF MINUTES
Moved by Commissioner Ottenheimer, seconded by Commissioner Trilling to approve the
minutes of the public hearing and regular meeting of October 7, 1998. Commissioner Krug
stated he would like the addition of the fact that not only did he not take part in the proceedings
but he stepped down. Chairman Goldspiel added verbiage to page 7 of the public hearing.
Commissioner Moons noted he left the meeting at 11:00 p.m. and this should be added to the
body of the minutes. Commissioner Krug stated again noted he excused himself and stepped
down from the proceedings in the regular meeting. Chairman Goldspiel stated the word width
needed to be substituted on page 9 of the regular meeting for the word height. All
Commissioners were in favor of the motion as amended and the motion passed unanimously with
Commissioner Viehman abstaining.
COMMITTEE AND LIAISON REPORTS
Commissioner Krug stated he attended the Zoning Ordinance review sub-committee wherein
they again discussed parking and changing certain permitted and special uses in the Business
Districts. They discussed the possibility of reducing the amount of acreage for the B-3 District.
Commissioner Viehman attended the Village Board meeting on November 2, 1998 and stated the
following items were discussed:
1. Adoption of the resolution encouraging residents to clean the snow off of
sidewalks as a good citizen duty.
2. Referral of the proposed nursery school and outdoor playground by the Northwest
Jewish Community Center at Woodland Commons shopping center on Route 22.
Specific attention needs to be given to traffic circulation and parking availability.
II
BUFFALO GROVE TOWN CENTER. PHASE 1 AREA OF SHOPPING CENTER,
PROPOSED BURGER KING RESTAURANT.AMENDMENT OF A PLANNED UNIT
DEVELOPMENT(P.U.D). APPROVAL OF A PRELIMINARY PLAN AND APPROVAL OF
A SPECIAL USE IN THE B-5 DISTRICT FOR A RESTAURANT WITH A DRIVE-
THROUGH SERVICE WINDOW
Moved by Commissioner Ottenheimer, seconded by Commissioner Krug to recommend approval
to the Village Board of the petition for amendment of a Planned Unit Development(P.U.D) and
Preliminary Plan and approval of Special Use in the B-5 zoning district with the following
�✓ variation: ZONING ORDINANCE - Section 17.36.040 (to provide fewer parking spaces than
required by ordinance standards for a mixed use commercial development.) The petitioner
proposes to construct a Burger King restaurant of approximately 2,900 square feet with a drive-
through service window and to modify the parking lot in the Phase 1 portion of the Buffalo
Grove Town Center shopping center, subject to:
Buffalo Grove Plan Commission-Regular Meeting-November 4 1998-Page 2
g g g
1. The revised site plan(Exhibit 5) showing the revised parking configuration and
modifications of various turning radii for curbs;
2. Consideration of proper aesthetic treatment to the retaining wall adjoining the stormwater
facility.
Commissioner Krug stated he welcomes Burger King to the Town Center and he is not
concerned with the variation for the parking because the existing uses are not experiencing
parking problems and the proposed restaurant will not have a major affect on overall parking
demand. He suggested that Burger King improve the speakers that are used in its drive-through
operations.
Commissioner Viehman stated he is in support of the motion and thinks the proposed restaurant
will be an enhancement for Town Center. He said that the shopping center does not have a
problem parking now, and the requested variation is appropriate based on the mix of uses.
Commissioner Trilling stated this plan is a great improvement over the original plan and asked
that some consideration be given to aesthetic improvement for the guard rail as well as ensuring
it is measured commensurate with the safety issues involved.
Chairman Goldspiel called for a vote on the motion and the vote was as follows:
AYES: Krug, Trilling, Ottenheimer, Moons,Viehman, Goldspiel
NAYES: None
ABSTAIN: None •
ABSENT: Howard, Samuels, Berman
The motion passed 6 to 0.
THE COTEY PROPERTY.EAST SIDE OF MILWAUKEE AVENUE NORTH OF
ESTONIAN LANE. APPROVAL OF A PRELIMINARY PLAN AND APPROVAL OF A
SPECIAL USE IN THE B-4 DISTRICT FOR A WIRELESS COMMUNICATIONS ANTENNA
TOWER AND EQUIPMENT SHELTER--WORKSHOP#1
Mr. Brian Barrett stating they are seeking a special use with height variation to permit the
construction of a 199-foot monopole structure in addition to equipment shelters. He noted that
the subject property is located at the northeast corner of Milwaukee Avenue and Estonian Lane
and is zoned B-4. He said that the site is adjoined on the north and east by unincorporated
property zoned Suburban Estate. Property within the Village of Riverwoods is adjacent to the
southeast portion of the site. There is currently only one residence close to the proposed project,
directly to the east. To the south the adjacent property is in Buffalo Grove, zoned B-3 with a
kennel and dog grooming facility. To the west is Milwaukee Avenue and the Corporate Grove
business park.
Buffalo Grove Plan Commission-Regular Meeting-November 4, 1998-Page 3
Mr. Barrett stated the Cotey family purchased the property to develop a furniture/warehouse
office facility. Since the purchase in the 1980's,the revisions to flood elevations and the
delineated floodplain of the Des Plaines River have changed,and these changes limit the
development of the property. The property owner has not been able to find a developer for the
property, and the proposed antenna tower appears to be the only feasible option. An antenna
facility is a special use in the B-4 District,and the property is an appropriate location for this use.
Mr. Barrett stated the proposed facility will be on the east portion of the property,approximately
500 feet away from Milwaukee Avenue. The property is heavily wooded and access the facility
would be provided by a 12-foot utility drive, either gravel or paved depending on Village
standards. The facility will be a compound with an area of approximately 90x120 feet,
surrounded by a 6-foot chain link fence. He stated they propose to top this fence with three
strands of barbed wire, but this is an optional element. The 199-foot monopole structure will be
located within the compound. The monopole is similar in appearance to light standards located
along highways. The proposed compound is larger than the facilities typically proposed by single
carriers because the tower is designed to accommodate up to four or more carriers. He noted the
tower would be at the rear of the property to provide an adequate buffer and to minimize the
aesthetic impact of the facility from Milwaukee Avenue.
Mr. Barrett stated in general the proposed carriers are wireless telephone providers,but paging
providers, wireless Internet providers and wireless fiber optic carriers could be accommodated on
the tower. The equipment facilities are immediately adjacent to the monopole. The equipment
would be located in metal cabinets on a metal platform mounted on concrete stilts. The only
utilities needed for the facility are electric and telephone which will be connected from Estonian
Lane. The fixtures on the monopole tower are usually triangular with three groupings of three
antenna panels.
Mr. Barrett stated they have not done complete engineering concerning the floodplain because of
the expense involved in preparing this type of detailed engineering. He stated their development
consultant, Robert Gamacio, has met with the Lake County Stormwater Commission staff
concerning management of the floodplain and stormwater on the site.
Mr. Robert Garnacio said that he has had preliminary discussions with the Lake County
Stormwater Management Commission. He stated they worked off the current FEMA map dated
September 3, 1997 to determine the 44.3 foot elevation which is the current floodplain.
However, this map may be revised in the first quarter of 1999 and floodplain may then encumber
the entire 3.5 acre site. Based on the 44.3 foot elevation there is roughly one acre that is out of
the flood plain. Even with the proposed design they will have to provide some sort of
stormwater detention for the small amount of proposed impervious area.
Chairman Goldspiel noted there is the likelihood that there will be a substantial raising of the
flood elevations along this portion of the Des Plaines River and a related expansion of the
mapped floodplain.
Buffalo Grove Plan Commission-Regular Meeting-November 4, 1998-Page 4
Mr. Garnacio stated the Lake County Stormwater Management people have indicated that this
region may go as high as 46 feet. This will mean that floodplain would encumber the entire site.
He stated it is their intention to raise the area about two feet above its current elevation and to do
so they will have to provide detention in the non-flood plain area now which would be closer to
Milwaukee Avenue.
Chairman Goldspiel asked if that will raise it above what is anticipated to be the future flood
plain.
Mr. Garnacio stated yes.
Chairman Goldspiel asked if the time constraint is to make sure that the storage area is adequate.
Mr. Garnacio stated their time constraint would allow them to provide storm detention in the
non-flood plain area now along Milwaukee Avenue. He stated he has asked the Lake County
Stormwater Management Commission of the possibility of obtaining additional storage volume
off site,but that does not appear to be feasible.
Mr. Barrett stated there is a window of opportunity to develop this property. The proposed
monopole antenna tower has an advantage to the Cotey family as well as the Village in its goal to
reduce the number of towers needed for wireless communication in the area.
Commissioner Krug recommended the fence be 8 to 10 feet high.
Commissioner Ottenheimer asked for some comparisons to other facilities in the area in relation -
to the proposed 199-foot tower.
Mr. Don Hook noted that the radio tower across from Buffalo Grove High School is 280 feet tall.
Mr. Barrett noted their purpose of the 199 foot pole is to come below the FAA requirement for
lighting which is typically at 200 feet and above.
Commissioner Ottenheimer asked why a tower height of 199 feet is being requested.
Mr. Barrett stated 199 feet will maximize the ability to locate as many carriers on the pole as
possible.
Commissioner Ottenheimer asked if there are four potential users already lined up.
Mr. Barrett stated that one user is lined up and there are other potential users. He stated there are
six wireless telephone carriers who hold licenses in this market. One has yet to build their
system out, one is currently building their system out and the other four are realizing that they are
reaching their capacity and they will be building additional facilities within this community.
Buffalo Grove Plan Commission-Regular Meeting-November 4, 1998-Page 5
He noted that the tower would be built in sections only as needed, and would not be built at 199
feet initially if carriers were not signed up to use the fully built facility.
Commissioner Ottenheimer requested that photos or other information concerning the
appearance of the tower be provided the next time the Plan Commission discusses the project.
He asked if there would be anything sticking out from the monopole from the various users.
Mr. Barrett stated all of the co-axial cables will run down the interior of the pole. Other than that
only the antennas will be sticking out about 6 to 8 inches and about 2 to 4 feet high, depending
on the technology.
Commissioner Ottenheimer asked what measures will be taken to ensure the integrity of the
woods and the wildlife on the property.
Mr. Barrett stated the proposed site has a natural clearing which will be used to for the facility.
No mature trees will need to be removed, only shrubs and brush.
Commissioner Ottenheimer asked how tall the equipment shelters will be and what materials
will be used.
Mr. Barrett stated the equipment shelters are pre-fab concrete which are 20 feet long by 10 feet
high and 10 feed wide. The equipment used will be stand alone cabinets which look very similar
to the utility boxes used by the telephone company.
Commissioner Ottenheimer asked where the mechanicals will be located.
Mr. Barrett stated they attach onto the side of the building.
Commissioner Viehman asked what benefits and value the Village would derive from the
proposed tower.
Mr. Barrett stated the value would be that the Village maintains control on where the carriers will
be placing their facilities. If this project is approved,the carriers who come into this municipality
should be directed to this tower by the municipality. This is the best property to locate such a
facility. Without this facility, carriers would probably request approval for towers in areas that
would have more of an impact on the aesthetics of the area. This facility would reduce the
number of facilities in the long run. He noted they are neutral owners,not affiliated with a
`./ carrier, and they would solicit all the carriers to locate their facilities on this pole.
Commissioner Viehman asked what would discourage a carrier from putting another tower up in
unincorporated Lake County not far from this proposed tower.
Buffalo Grove Plan Commission-Regular Meeting-November 4, 1998-Page 6
Mr. Barrett stated they would be discouraged because this tower would be in place and the
carriers will seek the path of least resistance. If there is an existing facility, carriers will want to
use it instead of going through a new Village approval process.
Commissioner Viehman asked about the heights of the trees on the site.
Mr. Barrett stated the trees appear to be about 50 to 60 feet in height. In addition the site is 500
feet back from the road.
Commissioner Trilling asked what the general spacing is between towers.
Mr. Barrett stated they are generally between 3 to 5 miles apart, depending on the topography,
population density, obstacles, etc.
Commissioner Moons asked if towers have ever been demolished.
Mr. Barrett stated no. However, he stated a typical lease with a carrier is usually for 25 years.
Another portion of the lease provides for removal of the tower by the carrier.
Commissioner Krug asked about the status of the Village's Zoning Ordinance amendments
concerning towers and related telecommunications facilities.
Mr. Pfeil said that draft ordinance amendments are not yet ready,but several Village staff,
including the Village Attorney,the Director of Building and Zoning and the Phil Versten,the
Administrative Assistant, have been meeting to discuss concepts and issues. He noted that
petitions such as the current proposal for the Cotey are special uses. Issues such as abandonment
and removal of the tower and related equipment should be addressed in a special use approval.
Chairman Goldspiel asked what type of communications equipment would be using this tower.
Mr. Barrett stated the tower would be used by wireless telephones, data transfers,paging
services, wireless Internet and wireless fiber optics.
Chairman Goldspiel asked why this tower should be a monopole versus a lattice pole.
Mr. Barrett stated the best reason to use a monopole tower is for aesthetic reasons primarily.
Chairman Goldspiel asked what radius of service is expected for carriers using this tower.
Mr. Barrett stated that would be 3 to 5 miles.
Chairman Goldspiel asked how the Lake County Stormwater Commission and Village reviews
will be coordinated concerning floodplain and stormwater management regulations. He noted
Buffalo Grove Plan Commission-Regular Meeting-November 4, 1998-Page 7
1
that it appears that compliance with floodplain regulations is one if the major issues for this
proposal.
Mr. Pfeil stated that the Village Engineer and the petitioner's engineer need to get together to
discuss a proposed engineering plan in order for this project to proceed.
Chairman Goldspiel noted the six points noted in Mr. Balling's memo of September 30, 1998
still needed to be addressed.
Mr. Barrett stated in answer to the six points as follows:
1. Lowering the height of the pole will eliminate maximizing the opportunity of the
number of carriers that could be placed on the pole
2. They will be soliciting carriers to change over to the proposed facility in order to
close out other existing towers in the area
3. They have revised the site plan and deleted all other poles located on the property
as depicted in previous site plans
4. They will be happy to pave the access road as requested in the memo
5. They will consult with the Village Engineer and address the floodplain issue to the
best of their ability
6. The abandonment issue has been discussed heretofore.
Mr. Barrett stated they will be seeking to eliminate existing towers and to reduce the number of
future towers in this area. This is a property that is well suited for this facility and has very
limited other alternatives for development.
Chairman Goldspiel asked if this tower would be designed so that it would fall upon itself in case
of any problems so that safety for adjacent property would not be an issue. He inquired if the
proposed tower and related equipment would complete buildout of the Cotey property.
Mr. Barrett stated the towers are designed in such a manner. He further noted he has not heard of
any tower falling. He stated that it is widely accepted that towers are over-engineered in relation
to withstanding the stresses placed on them. He said that setback variances are routinely granted
since there is little possibility that a tower would collapse onto any adjacent properties. He
further noted they will provide calculations to verify that the tower is designed to withstand
stresses from wind and other factors, and would fold in on itself rather than falling on adjacent
properties.
Buffalo Grove Plan Commission-Regular Meeting-November 4, 1998-Page 8
Mr. Barrett stated that construction of the tower and related equipment would complete the
development of the Cotey property.
Commissioner Krug asked if the air conditioning and heating units would be electrically
controlled.
Mr. Barrett stated yes. He stated there would also be a battery backup unit as well as a hookup
for a generator.
Mr. Pfeil stated there are some Riverwoods residents adjacent to this site and it should be
anticipated that there will be input from some property owners at some point.
Mr. Barrett stated the nearest residence is to the southeast and is at least 300 feet away. In
addition, due to the thick woods,this facility will not be visible even in winter.
Chairman Goldspiel noted the following items needed to be addressed at the next meeting:
1. More complete information concerning the floodplain/stormwater management
issues;
2. Assessment of whether the proposed height of the tower could be reduced;
3. Information concerning the appearance of the proposed tower;
4. An updated response from the FAA concerning the proposed tower;
5. Information and calculations concerning strength of the tower in withstanding
stresses;
6. An inventory of existing towers in the area and an analysis of which towers might
be eliminated within a 3 to 5 mile radius if the proposed tower is constructed.
CHAIRMAN'S REPORT-None
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated the next meeting is scheduled for November 18, 1998.
PUBLIC COMMENTS AND QUESTIONS -None
STAFF REPORT-None
Buffalo Grove Plan Commission-Regular Meeting-November 4, 1998-Page 9
NEW BUSINESS -None
ADJOURNMENT
Moved by Commissioner Trilling, seconded by Commissioner Ottenheimer and carried
unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 10:20 p.m.
Respectfully submitted,
Fay bin ecording Secretary
APP OVED BY:
ST P N GOLDSPIEL, C irman
Buffalo Grove Plan Commission-Regular Meeting-November 4, 1998-Page 10