1998-09-16 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
September 16, 1998
Buffalo Grove Metra North Central commuter rail facility,
East of Commerce Court,Annexation with Industrial zoning
and approval of a Special Use and Preliminary Plan for
expansion of the parking lot
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
Ms. Howard
Mr. Samuels
Mr. Berman
Mr. Trilling
Mr. Ottenheimer
Mr. Moons
Mr. Viehman
Commissioners absent: Mr. Krug
Also present: Mr. Bob Hanson, Daniel Creaney Company
Mr. Lee Szymborski, Assistant Village Manager
Mr. William Raysa, Village Attorney
Mr. Brian Rubin, Village Trustee
Mr. Biederwolf, Assistant Village Engineer
Mr. Robert Pfeil, Village Planner
The following exhibits were presented by the petitioner at the public hearing:
Exhibit A: Buffalo Grove Metra Station Parking Lot Expansion Plan dated March 23, 1998
`.J Exhibit B: Grading and Drainage Concept Plan dated September 2, 1998
Mr. Szymborski stated the Village is seeking annexation with zoning in the Industrial District and
approval of a Special Use and Preliminary Plan. He stated the project will be consisting of
Buffalo Grove Plan Commission-Public Hearing-September 16, 1998-Page 1
II
approximately 2-acres which expands the current Metra parking lot on the Commonwealth
Edison right-of-way. The same features as the present lot such as lighting and stall numbering
will be instituted. The new parking lot expansion will feature 211 new parking spaces. He stated
130 spaces will definitely be constructed and depending on funding availability, all 211 spaces
may be constructed. The balance of the project consists of approximately 1-acre to be set aside
for stormwater detention.
Mr. Szymborski stated they have been able to secure a grant from the State of Illinois and they
will therefore reconfigure the intersection at Commerce Court to provide for two dual left turn
lanes. That will occur in the 1999 construction season. The current traffic signal at that
intersection will work with the dual left turn lanes.
Mr. Szymborski stated he has also conferred with the Police and Fire Departments regarding
emergency access from the south. Both departments reviewed the plans and neither one raised
any concerns nor did they believe it would be necessary. Basically they are satisfied with the
points of access as they currently exist.
A minor change to the plan includes the addition of a 400 foot warming shelter to be located
halfway between the depot and the north wind break which will accommodate passenger
overflow at the depot.
Mr. Szymborski stated he believes this project meets all of the special use criteria as outlined in
his memo which states:
1. It will serve the public convenience;
2. It will be in harmony with the orderly development of the district, especially since
the project replicates and enhances the present development;
3. It will not be injurious to surrounding property nor diminish property valuations;
4. It will not impede the use of adjacent land or buildings;
5. It will provide for adequate utilities, access roads and drainage;
6. The nature of the project itself will eliminate traffic hazards and minimize
congestion.
Mr. Szymborski stated 1-acre of the property is needed for stormwater detention which cannot be
accommodated in the present ponds. He noted they are in the process of negotiating with two
property owners to acquire the necessary land for the detention.
Mr. Hanson stated the existingdrainage has a southerlyflow down the Come Ed right-of-way to
g
Buffalo Grove Plan Commission-Public Hearing-September 16, 1998-Page 2
an existing ditch at the southern end. It then turns and goes another 50 feet to a 36 inch pipe
which goes under the railroad track. The same drainage pattern will be continued and the
proposed parking lot will collect the water and discharge it into the detention basin and then out
through a restricted outlet into the same ditch that collects the water now. Detention is provided
per village standards and per the Lake County Stormwater Management Commission.
Commissioner Samuels asked why it is not feasible to have the two detention areas combined.
Mr. Hanson stated it is a hydraulic issue. The existing detention basins were created for the other
development. The normal water in these detention areas were lowered originally to provide
detention for the initial parking lot. The ground elevation around the proposed parking lot is at a
much lower elevation even than the water in the existing ponds so that they would be unable to
store additional water. The existing ponds function as a separate release system and discharge to
the north whereas the new detention area will discharge to the south.
Mr. Hanson noted that the high water level in the detention basin is elevation 663.7' . The
normal water level in the existing detention area is 663.75' . The ground in general at the
proposed parking lot site is lower. The rims for detention of the proposed will be around 664'
and the pavement is about 665' . The pavement is only about a foot higher than what exists in the
present detention area. He stated that based on the relative elevations and hydraulics it is not
feasible to connect the proposed detention facility into the existing ponds.
Chairman Goldspiel asked if the basin will be dry.
Mr. Hanson stated yes.
Chairman Goldspiel asked how the basin will work if the capacity of the basin is exceeded.
Mr. Hanson stated there is a slight berm between the residence and the property now. He stated
they will maintain the berm and actually increased the height somewhat. If the pond should
overflow it will do so over the bikepath. A portion of that path will be reconstructed at a slightly
lower elevation to force the water across the bikepath and into the Come Ed right-of-way. Then
they will cut a gentle channel down to overflow on the opposite side of Raphael Avenue so that
there is no chance that this water would inundate the existing residence.
Chairman Goldspiel asked if there would be any damage to the bikepath from the overflow.
Mr. Hanson stated it will not affect the bikepath. He noted they may have some rip rap on either
side of the bikepath to dissipate some of the energy of the water. He also stated they may go with
a slightly heavier pavement section on the bikepath to make sure it will have a longer life.
Commissioner Trilling asked what the existing sanitary sewer line running through the middle of
the parking lot services.
Buffalo Grove Plan Commission-Public Hearing-September 16, 1998-Page 3
Mr. Hanson stated it is actually part of the Lake Zurich sanitary sewer and does not really serve
anything.
Mr. Pfeil stated it flows to the Pekara sewage treatment plant.
Commissioner Trilling asked if any modifications to the depth of that sewer or the manholes are
needed.
�./ Mr. Hanson stated they may have to make some adjustments to the elevation of the manholes.
Chairman Goldspiel asked if there is a need for any vacation in connection with this project.
Mr. Raysa stated yes. He noted the drainage and grading concept plan does not show the
underlying allotting. It does show Raphael Avenue going northerly but that is a dedicated right-
of-way and it continues all the way up the Come Ed right-of-way. There is also an east/west
street called Frank Avenue. It will be necessary to vacate Frank Avenue once the property is
annexed.
Chairman Goldspiel asked if that is not something that needs to be done now.
Mr. Raysa stated that was correct. He further stated he does not want to vacate now as it is
necessary to first acquire ownership of the two adjacent lots so that when they vacate,the Village
owns the vacated Frank Avenue also.
There being no further comments or questions from anyone else present, Chairman Goldspiel
closed the public hearing at 7:55 p.m.
Respectfully submitt
Fay ubin, eco ing Secretary
APPROVED BY:
A
STEP EN GOLDSPIEL, Chairman
Buffalo Grove Plan Commission-Public Hearing-September 16, 1998-Page 4
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
September 16, 1998
Buffalo Grove Metra North Central commuter rail facility,
East of Commerce Court,Annexation with Industrial zoning
and approval of a Special Use and Preliminary Plan for
expansion of the parking lot
Equilon (Shell Oil Company)/McDonald's 1st Subdivision in
Buffalo Grove- Final Plat
Chairman Goldspiel called the meeting to order at 7:55 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, lllinois.
Commissioners present: Chairman Goldspiel
Ms. Howard
Mr. Samuels
Mr. Berman
Mr. Trilling
Mr. Ottenheimer
Mr. Moons
Mr. Viehman
Commissioners absent; Mr. Krug
Also present: Mr. Bob Hanson, Daniel Creaney Company
Mr. Lee Szymborski, Assistant Village Manager
Mr. William Raysa, Village Attorney
Mr. Brian Rubin, Village Trustee
Mr. Mark Biederwolf, Assistant Village Engineer
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Moons, seconded by Commissioner Howard to approve the minutes of
the regular meeting of August 5, 1998. Commissioner Moons noted typographical errors on page
2. Commissioner Trilling noted a correction of a date on page 2 and typographical error on page
3. All Commissioners were in favor of the motion as amended and the motion passed
unanimously with Commissioner Viehman abstaining.
Buffalo Grove Plan Commission-Regular Meeting-September 16, 1998-Page 1
COMMITTEE AND LIAISON REPORT
Commissioner Samuels stated he attended the Village Board meeting on September 14, 1998
wherein the following items were discussed:
1. Annexation of Walsh property continued again as there were not enough trustees
present to approve an annexation agreement.
2. Town Center Burger King project continued to a future date.
3. Agreement between the Village of Buffalo Grove, Park District and Rotary Club
concerning a proposed Illinois Route 83 bikeway overpass at Farrington Drive
was pulled and referred to the Plan Commission for review without a public
hearing.
4. Approval of an agreement with Lake County relating to the improvement of the
intersection at Weiland Road and Pauline Avenue. This includes adding a left
turn lane to northbound Weiland at Pauline. The one way street direction of
eastbound Pauline will be reversed and it will become westbound only. They will
also be installing a traffic signal.
5. Referral to the Plan Commission of the Long Grove Confectionery for an
expansion of their manufacturing facility and also an expansion of their resale
shop from 500 square feet to 2800 square feet.
BUFFALO GROVE METRA NORTH CENTRAL COMMUTER RAIL FACILITY. EAST OF
COMMERCE COURT.ANNEXATION WITH INDUSTRIAL ZONING AND APPROVAL OF
A SPECIAL USE AND PRELIMINARY PLAN FOR EXPANSION OF THE PARKING LOT
Moved by Commissioner Samuels, seconded by Commission Berman to recommend approval by
the Village board of a petition for approval of a Special Use and Preliminary Plan for a commuter
parking lot expansion and stormwater detention area. The Preliminary Plan proposes
approximately 200 additional parking spaces and a stormwater detention facility south of the
existing parking lot at the Village of Buffalo Grove's Metra North Central commuter rail facility
at Commerce Court south of Deerfield Parkway pursuant to the presentation, exhibits and
testimony presented.
Commissioner Samuels stated he believes the applicant has shown the necessary requirements
for approval of a Special Use. He noted the use will be harmonious with the existing uses,will
be beneficial and not detrimental to anyone in the immediate vicinity,will facilitate the public
benefit and there being no objections, it appears the engineering issues have been dealt with
adequately. Therefore he will support the motion.
Buffalo Grove Plan Commission-Regular Meeting-September 16, 1998-Page 2
Chairman Goldspiel stated this project is in accordance with the plan that was previously
approved. He noted this project was anticipated eventually but the success of the rail service has
made this project a necessity in a shorter time.
Chairman Goldspiel called for a vote on the motion and the vote was as follows:
AYES: Howard, Samuels, Berman,Trilling,Ottenheimer,Moons,Viehman, Goldspiel
NAYES: None
ABSTAIN: None
ABSENT: Krug
The motion passed 8 to 0.
EQUILON(SHELL OIL COMPANY)/MC DONALD'S 1ST SUBDIVISION IN BUFFALO
GROVE -FINAL PLAT
Moved by Commissioner Samuels, seconded by Commissioner Moons to recommend approval
of the Final Plat of 1st Subdivision dated September 4, 1998 by Marchese and Sons, Inc. (2
pages).
Chairman Goldspiel asked if staff has reviewed the plat.
Mr. Pfeil stated the plat has been reviewed and complies with the approved plans. He further
stated the Village Engineer has reviewed the plat for conformance with the plat requirements.
Chairman Goldspiel called for a vote on the motion and the vote was as follows:
AYES: Howard, Berman, Trilling, Ottenheimer,Moons,Viehman, Goldspiel
NAYES: None
ABSTAIN: Samuels
ABSENT: Krug
The motion passed 7 to 0.
Chairman Goldspiel noted there is a 25 foot building line on the plat and wondered if this was
sufficient on major streets.
Mr. Pfeil stated that is the minimum in the B-3 District, however,the approved plan provides a
much greater building setback than the 25-foot minimum standard.
Buffalo Grove Plan Commission-Regular Meeting-September 16, 1998-Page 3
Chairman Goldspiel noted several iLt-mbers of the Plan Con izsiev.w re.p7sent at the
dedication of the Buffalo Grove lccomotive at the Village's North Ceara! commuter station.
He noted that in discussions with Metra officials it has been noted that finding for double-
tracking the Wisconsin Central line is not assured at this time.
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated there will be a special meeting on September 23, 1998.
PUBLIC COMMENTS AND QUESTIONS -None
STAFF REPORT -None
NEW BUSINESS -None
ADJOURNMENT
Moved by Commissioner Berman, seconded by Commissioner Ottenheimer and carried
unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 8:15 p.m.
Respectfully submitted,
Fa/Rubin, e, rding Secretary
APPROVED BY:
A
STEP N GOLDSPIEL, hairman
Buffalo Grove Plan Commission-Regular Meeting-September 16, 1998-Page 4