1998-02-18 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
February 18, 1998
Busch Grove Community Park,
Learning Center and Seasonal Golf Training Facility,
`./ Southwest Quadrant Improvements,
IL Route 83
Chairman Goldspiel called the meeting 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: Mr. Goldspiel
Mr. Krug
Ms. Howard
Mr. Samuels
Mr. Berman
Mr. Trilling
Mr. Ottenheimer
Mr. Moons
Mr. Viehman
Commissioners absent: None
Also present: Mr. John Green, Groundwork,Ltd.
Mr. Richard Vane, Groundwork, Ltd.
Mr. Richard Kepshire,Lindley& Sons, Inc.
Mr. Michael Rylko,Director, Buffalo Grove Park District
Mr. Mel Cea, Groundwork, Ltd.
Mr. Dan Schimmel, Superintendent, Buffalo Grove Park District
Ms. Martha Weiss,Buffalo Grove Park District
Mr. William Raysa,Village Attorney
Mr. Richard Kuenider,Village Engineer
Mr. William Reid, Village Trustee
Ms. DeAnn Glover,Village Trustee
Mr. Robert Pfeil, Village Planner
Buffalo Grove Plan Commission-Public Hearing-February 18, 1998-Page 1
II
The following exhibits were presented by the petitioner at the public hearing:
Exhibit 1: Aerial photograph of site
Exhibit 2: Busch Grove Community Park, West Site Improvement Plan
Exhibit 3: Busch Grove Community Park, Southwest Quadrant, dated January 9,
1997
Exhibit 4: Preliminary Learning Center,Area Plan
Exhibit 5: Concept Permanent Facility Plan
Exhibit 6: Preliminary Site Plan dated December 9, 1997
Exhibit 7: Preliminary Site Plan,revised,dated February 12, 1998
Exhibit 8: Concept Elevation, Community Learning Center Facility
Exhibit 9: Concept Elevation Rendering
Exhibit 10: Site Photographs
Exhibit 11: Conceptual Landscape Plan, Southwest Quadrant, dated January 26, 1998
Exhibit 12: Preliminary Utility Plan,Southwest Quadrant, dated January 26, 1998
Exhibit 13: Letter from Carmen Molinaro,Director of Golf Operations
Mr. John Green of Groundwork,Ltd.stated they are requesting a recommendation for a mixed
use learning center, including a temporary air-supported structure as a Special Use in the
Residential Estate zoning. The site is the southwest portion of the Busch Grove Park and is an
area of approximately 5-acres of the 75-acre park site. He noted there will be some ancillary
work done in some of the adjacent areas around the 5-acre portion for grading and wetland
mitigation elements. Mr. Green further stated the site is bound on the north by Busch Grove
Park and the future development area within Busch Grove Park,on the east by Busch Grove Park
with its wetland and forested nature area, on the south by further wetland and nature area and
further south by the Indeck site,to the west by the Insignia Point subdivision which is currently
under construction on the west side of Route 83.
Mr. Green noted the request for a recommendation for a mixed use learning center is effectively
phase four of the ongoing development of Busch Grove Community Park. He reviewed the
various developments within the park to date and reviewed the history of the initial and ongoing
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Buffalo Grove Plan Commission-Public Hearing-February 18, 1998-Page 2
referral of the park development.
Mr. Green stated the Park District continued to review their plans for the directions this site
should take. They found compatible programing in other much needed venues to further service
the community and which were complimentary to the golf use. They further identified a use that
would allow utilization of the site on a year round basis. He stated there was no question of the
value and need of a temporary indoor golf facility. He noted Buffalo Grove is one of the few
communities with two public golf courses which has over 70,000 rounds of golf played.
Materials and technology have made temporary removable air supported structures safe, secure,
efficient and effective to expand services for this particular recreational activity. He further
noted that the communities which have adopted this program have found it very well received
and financially viable.
Mr. Green stated the Buffalo Grove Park District also serves thousands of children in the
community and there is a major need for a safety training facility for these children. A Safety
Town program is a late spring,summer and early fall program. Therefore this facility will
integrate very well into the learning center concept to complete the year round use of the site. In
winter from November 1st to May 1st there will be an air supported structure over the covered
asphalt area. It consists of two tiers of 16 tees of putting or practice area,bunkers for chipping,
service counter and waiting area. In the spring the done is deflated and stored inside. The
astroturf is removed and the safety town layout is then revealed. He further noted other functions
are located in a 3,000 square foot permanent facility in front of this area. This is a one-story
gabled roof building which houses public washrooms,permanent vending area,control center,
general personnel office,facility storage room which also has space for what will be a pro-shop
during the winter months and can serve as classroom space for the Safety Town classes in the
summer months.
Mr. Green reviewed the preliminary site plan dated December 9, 1997 noting that the Safety
Town and temporary structure location has been tightened down and is now 240 feet long, 65
feet at its highest point and set 185 feet back from Route 83 right-of-way. The long side of the
facility runs perpendicular to the road and is set into the horseshoe of the wooded area. The area
is fully enclosed by an 8 foot high fence in order to provide security and the detention and
wetland has been reconfigured so that it has been split and only a finger of the wetland now
extends what would be in front of the facility and more space is then open for a variety of
landscaping. The permanent building is placed between the site of the learning center and Route
83. The existing curb cut location is respected and it has been provided with a large amount of
stacking capability even though same is not anticipated to be needed at this point in time. As the
park develops it would be expected that more traffic may choose to enter and exit through here
because this road system will be connected to the future wellness center,community center and
ballfield area.
it
Mr. Green stated parking for 99 cars is shown on the plan and access is provided around the
building for emergency purposes and snow removal. When the dome is in place it is necessary
Buffalo Grove Plan Commission-Public Hearing-February 18, 1998-Page 3
for snow to be removed from its base because since it is an air-supported structure it is not a
good idea to have the weight of that element sitting against the base of the fabric.
Mr. Green reviewed a revised site plan which responds to some concerns expressed by the Plan
Commission at the second workshop. He stated they have met with the Fire Department and
actually toured another facility with a representative from the Fire Department. As a result the
learning center space has been reduced in width from 170 feet to 160 feet. In the process of
doing that, a 15 foot access aisle has been created on the north side of the facility which pleases
the Fire Department. All inside functions and occupancy were examined and discussed and the
Fire Department has indicated to date that they have no specific issues with this layout and use as
shown.
Mr. Green stated Buffalo Grove now utilizes the 1996 Boca code which is the most current code
available. This code has an entire chapter dedicated to air supported temporary structures. He
stated unequivocally that the proposed facility does meet with all the code elements. He further
noted they have retained the services of the former plan reviewer for the Village of Northbrook
to review the proposed plan. As part of that review he was asked for his interpretation and
enforcement of the Northbrook dome and additionally,what things he had discovered from a
code perspective and functional perspective that could also be done. Those elements have been
included in his letter by J.C.J. Homes,Inc. dated January 26, 1998. Mr.Green noted those
elements will now be included in the proposed project.
Mr. Green stated a fire lane was created at the front portion of the building,at the request of the
Fire Department. They asked that this lane be brought closer to the building and that a dedicated
lane be created so that there would be a clear opportunity for emergency vehicles to stop there.
Mr. Green stated the parking lot and entrance driveway were reconfigured in order to ensure the
maneuverability of all fire and emergency vehicles. Additionally a larger radius was provided at
the north end of the parking lot as well as additional curbing space and turning space at the south
end of the parking lot.
Mr. Green stated the code requires the two structures to be separated by a minimum of 30 feet
and this has been provided.
Mr. Green stated the permanent building has been designed to look like the existing shelter
facility in Busch Grove Park as they are endeavoring to create a consistent theme throughout the
park area. This building further provides screening for the air-supported structure behind it.
Mr. Green stated the parking requirement for this facility is 44 spaces. They have provided 94
spaces. He stated that it is hoped that as the park becomes more developed and therefore more
people will come more often and therefore the oversized parkinglot is a good idea.
popular, P P
Mr. Green reviewed the preliminary landscape plan pointing out a number of layer opportunities
Buffalo Grove Plan Commission-Public Hearing-February 18, 1998-Page 4
which have been created along the west vista. With the splitting of the detention they have
created a space where there could be a layering of evergreen,ornamental trees,and over-story
deciduous trees. Even on the front side of the detention they have maintained space to develop
berming and more evergreen and deciduous trees.
Mr. Green noted there are variations required as this is a residential estate site even though it is a
park. These variations include:
1. To allow parking with a front yard setback of 26 feet instead of 50 feet
2. To allow a height of 65 feet instead of 35 feet at the temporary use
3. To allow an 8 foot high fence
4. To allow a stormwater detention basin to be constructed,planted and seeded in
accordance with Army Corps requirements for stormwater detention/wetland
mitigation in lieu of Village construction,planting and seeding requirements
Mr. Green noted a letter from Mr. Molinaro,Director of Buffalo Grove Golf Operations,dated
December 10, 1997 which endorses this program because it is consistent with their goals and
plans and feel that this plan will augment and supplement the existing golf facilities and
operations. He further cadette a letter from Indeck Energy Services,Inc.dated February 11,
1998 which states it fully supports the proposed park district plan.
Commissioner Ottenheimer asked what kind of fence is proposed.
Mr. Green stated they are proposing a chain link fence.
Commissioner Ottenheimer asked what kind of cost users may anticipate.
Mr. Rylko stated it will cost$8 per%2 hour for unlimited balls. Chipping will also be at the %s
hour rate and putting will be free.
Commissioner Krug asked if the proposed parking lot will be one way.
Mr. Green stated the parking lot is designed for two way flow and has 26 foot aisles.
Commissioner Krug asked if cars will be driving through the parking lot once the seconded
access to the parking lot is constructed.
Mr. Green stated yes.
Commissioner Howard asked if the curved area for the Fire Department at the front of the
Buffalo Grove Plan Commission-Public Hearing-February 18, 1998-Page 5
building can be used as a drop off area for Safety Town.
Mr. Green stated that could be done. He noted it has been designed so that the inbound lane
continues the fire lane as an additional area.
Commissioner Howard as if the blowers for inflation would be noisy.
Mr. Green stated the blowers are louder inside than outside. They are completely screened and
enclosed on the outside. The equipment to be used is a downfeed system that goes into an air
chamber which then brings the air up from underground.
Commissioner Samuels asked if the left turn lane shown on Route 83 southbound is now in
place.
Mr. Green noted the southbound left turn lane is in place.
Commissioner Trilling asked if there are plans for a backup alarm system if the backup blower
kicks in.
Mr. Green stated yes.
Commissioner Trilling asked if there will be a safety net on the second floor balcony where
people are hitting golf balls.
Mr. Green stated yes and further noted there is safety netting which extends out in front of that
level tee area.
Commissioner Trilling asked what kind of access will be available for the handicapped to the
second level.
Mr. Green stated access for the handicapped to the second level is not required because there are
16 teeing locations at the grade level. Access for the handicapped is provided into the facility
through either a revolving door or a handicap access door located between the two structures.
Commissioner Viehman asked if the blowers must run continuously to maintain air circulation
when the dome is in place.
Mr. Green stated yes.
Commissioner Moons stated there is an exit shown on the northwest corner of the parking lot
going into the park itself. He asked when the proposed roadway is anticipated to be built.
Mr. Rylko stated that will happen whenever the next phase takes place with the community
Buffalo Grove Plan Commission-Public Hearing-February 18, 1998-Page 6
center/pool complex.
Chairman Goldspiel asked how the fire access will work.
Mr. Green stated there is access provided along the north side of the dome structure. This is
primarily emergency access as opposed to fire access as there is nothing in the dome that can
actually burn. He noted that in discussions with the Fire Department they felt that as long as they
had the opportunity to get in along the west side they would be able to service the facility. In
addition, occupancy is actually limited to the first 45-50 feet of the dome.
Chairman Goldspiel noted there is no way for emergency equipment to turn around to come out
and would therefore have to back up.
Mr. Green stated they reviewed this with the Fire Department who felt there was no problem for
this particular type of use and this particular type of structure with this layout.
Chairman Goldspiel asked what type of hard surface will be around the dome.
Mr. Green stated this would be a crushed gravel.
Chairman Goldspiel again noted the Fire Department has been averse to driving on surfaces like
that and asked if they were aware this would be the case.
Mr. Green stated yes.
Chairman Goldspiel asked if this crushed gravel will be detrimental to snow removal.
Mr. Green stated it is not necessary for them to scrape the area clean. He noted it is merely
necessaryto remove thepiled upsnow from the wall of the dome.
Chairman Goldspiel asked if there is any ordinance issue on the use of the crushed gravel.
Mr. Pfeil stated he does not believe there is a requirement for paving this type of access area
since it is not intended for general traffic use. He noted the Fire Department has not raised
concerns about the crushed gravel access. He stated the Fire Department toured other facilities
and that emergency vehicles will not need to have complete access around all sides of the
facility. The Fire Department is satisfied that it has adequate emergency access to the facility.
Mr. Kuenkler stated if the access area is not going to be used for regular vehicle access,he does
not believe paving is required.
Chairman Goldspiel asked if the crushed stone surface would support snow plowing and
maintenance vehicles, particularly in non-freezing temperatures.
Buffalo Grove Plan Commission-Public Hearing-February 18, 1998-Page 7
;III
Mr. Green stated it would be able to support those vehicles easily.
Chairman Goldspiel asked if the crushed stone surface has been counted as hard surface for the
detention calculations.
Mr. Green stated yes.
Chairman Goldspiel asked for an explanation of putting and chipping bunkers and how that
interfaces with the golf driving operation.
Mr. Green stated there is a small area at the northwest corner of the building dedicated to putting.
It is curbed around the asphalt and it is filled with sand screening to create an undulating surface.
That can be covered with astroturf to create a little putting green. The chipping is set out about
25-50 yards away from the deck structure and it is a pre-fabricated domed element that is set on
the asphalt which is then removed in the summer months. It is also covered with astroturf,
allowing golfers to chip onto a green.
Chairman Goldspiel asked what kind of safety structure will be in front of the two deck structure
to keep people from falling off.
Mr. Green stated there is an area which extends out from the edge about five feet. In that there is
a nylon netting so that if someone steps off or falls off the edge they would actually just go into
the netting.
Chairman Goldspiel asked if the detention calculations have been reviewed.
Mr. Kuenkler stated he had reviewed the calculations and they comply with Village ordinances.
Michael Polzien, 619 Harris Drive,asked what the hours of operation would be.
Mr. Rylko stated the hours of operation would be 7:00 a.m.to 10:00p.m. daily. Saturdays and
Y Pe Y Y
Sundays the hours would be 6:00 am.to 10:00 p.m. and there may be some rentals which may
keep them open until 11:00 p.m. Safety Town is two week terms with morning sessions from
9:00 a.m. to 1:00 p.m. and afternoon sessions from 3:30 p.m.to 6:30 p.m.
Mr. Polzien asked what kind of exterior lighting there would be. He also asked if there would be
a glow from the structure at night.
Mr. Polzien stated a structure of this kind does not belong in a park setting and would be more
appropriate in an industrial park or office park as it will have too much of a visual impact,
particularly as it will be operating at night.
stated isrequired to be built to Villag
e standards with cut offs le
Mr. Greens d the parkinglot
style
Buffalo Grove Plan Commission-Public Hearing-February 18, 1998-Page 8
•
lighting so no light is thrown off. The parking standards are set to be in the center of the parking
lot and would meet all Village ordinances for cut off lighting and for the amount of light
spillover. In addition there will be some accent lighting on the curbed walk which will also be
done on light standards and is necessary for safety reasons so that people will know where to
make the turns. These lights will also meet the same requirements for cut off and glare. He
further noted they are proposing some eave lighting in the permanent structure on the west side
and under the entry area. There will be a couple of light standards incorporated into the fencing
element which are not intended to be on. They are to be tied into the motion detector and in the
event motion is detected,the affected area would have a light that would go off and light up the
area. He further stated there will be no glow from the dome because of the fabric used. It is a
three layer fabric and the center fabric does not allow light to penetrate.
There being no further comments or questions from anyone else present,Chairman Goldspiel
closed the public hearing at 8:45 p.m.
Re ly submitted,
F y i Recording Secretary
APPROVED BY:
C. ate-d/
1
�S E HEN GOL SPIEL, Chairman
Buffalo Grove Plan Commission-Public Hearing-February 18, 1998-Page 9
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
February 18, 1998
Buffalo Grove Park District,proposed Learning Center and
Golf Training Facility,Busch Grove Community Park
southwest quadrant improvements,IL Route 83
Approval of a Preliminary Plan
Northwest Community Healthcare,
Proposed Microwave Dish andTransmission Equipment Tower,
east side of McHenry Road south
of the Northwest Community Treatment Center, 15 McHenry Road,
Approval of a Special Use in the B-3 District
Chairman Goldspiel called the meeting to order at 8:45 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Goldspiel
Mr. Krug
Ms. Howard
Mr. Samuels
Mr. Berman
Mr. Trilling
Mr. Ottenheimer
Mr. Moons
Mr. Viehman
Commissioners absent: None
Also present: Mr. John Green, Groundwork, Ltd.
Mr. Richard Vane, Groundwork, Ltd.
Mr. Richard Kepshire, Lindley & Sons,Inc.
Mr. Michael Rylko,Director,Buffalo Grove Park District
Mr. Mel Cea, Groundwork, Ltd.
Mr. Dan Schimmel, Superintendent,Buffalo Grove Park District
Ms. Martha Weiss,Buffalo Grove Park District
Mr. Carl Hundrieser,Architect
Mr. Russell Snella,Northwest Community Healthcare
Mr. William Raysa,Village Attorney
Mr. Richard Kuenkler, Village Engineer
Buffalo Grove Plan Commission-Regular Meeting-February 18, 1998-Page 1
Mr. William Reid,Village Trustee
Ms. DeAnn Glover,Village Trustee
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 January 21, 1998. All Commissioners were in favor of the motion and the
motion passed unanimously with Commissioners Samuels and Moons abstaining.
COMMITTEE AND LIAISON REPORTS
Commissioner Howard stated she attended the Village Board meeting on February 17, 1998 and
noted the Board approved the Eagle Food store proposal at Town Center. There were several
modifications to the plan which included:
1. The driveway on the west side of the building was converted to a one-way
driveway southbound which would preclude trucks from traveling adjacent to the
residences.
2. The parapet wall was increased so that it would screen all of the rooftop
equipment.
3. The landscape area was increased and enhanced on the north and northwest side
by an additional 5 to 6 feet and berming was added to further screen those areas.
4. 12 foot masonry garden walls were added around the refuse area and the loading
area.
5. The hours of delivery for trucks was restricted to 7:00 a.m. to 10:00 p.m. and
refuse from to p.m.
Commissioner Howard further stated there were two referrals to the Plan Commission which
included:
1. Missner property on Hastings was referred to the Commission for a hearing
concerning the distance between the proposed building and the stonnwater
facility.
2. The Board was informed by the Village Manager that a Wendy's restaurant is
proposed at Woodland Commons, and the Board indicated that the project could
proceed to review by the Plan Commission.
Ms. Howard further noted that the public hearing concerning amendment of the B-5 zoning
district to allow drive-through facilities for restaurants was continued to April 20, 1998. She
stated Busch Road will be renamed Deerfield Parkway in accordance Lake County procedures.
She noted that Lake County has jurisdiction of Deerfield Parkway and is involved in the project
to re-align the intersection of Busch and Deerfield.
Buffalo Grove Plan Commission-Regular Meeting-February 18, 1998-Page 2
Ms. Howard also stated Checker Drive will be resurfaced this summer.
The regular meeting was postponed at this point and reconvened at 9:55 p.m.
BUFFALO GROVE PARK DISTRICT.PROPOSED LEARNING CENTER AND GOLF
TRAINING FACILITY.BUSCH GROVE COMMUNITY PARK SOUTHWEST QUADRANT
IMPROVEMENTS.APPROVAL OF A PRELIMINARY PLAN
`./ Moved by Commissioner Samuels,seconded by Commissioner Krug to recommend approval to
the Village Board of an amendment of the Special Use in the Residential Estate District
concerning approval of a Preliminary Plan for a learning center facility in the southwest portion
of the park, with the following variations: ZONING ORDINANCE- Section 17.36.030.F.5k(to
allow parking with a front yard setback of 26 feet instead of 50 feet); and Section 17.40.020.B.
(To allow a maximum height of 65 feet instead of 35 feet for a portion of the proposed temporary
building); Development Ordinance-Section 16.50.040.C.3.b. (To allow a stormwater detention
basin to be constructed,planted and seeded in accordance with Army Corps requirements for
stormwater detention/wetland mitigation in lieu of Village construction,planting and seeding
requirements),to construct a learning center facility, including an air-supported structure with a
height of 65 feet for seasonal use as a golf driving range and Safety Town area pursuant to the
exhibits and testimony presented by Petitioner.
Chairman Goldspiel stated he agrees with the resident who stated this project is inappropriate at
this location. He stated this will seriously detract from one of the major natural scenic areas in
the park and will be an eyesore for the Village. He stated he feels this type of facility would be
better located elsewhere. He further noted he feels the height of structures in the Village needs to
be maintained to a suburban scale and a 65 foot structure is entirely too tall. He stated he has no
objection to the use and the variances in context,but this is too tall a structure for the location as
proposed.
Chairman Goldspiel called for a vote on the motion and the votes was as follows:
AYES: Krug, Howard, Samuels,Berman,Trilling,Ottenheimer,Moons,Viehman
NAYES: Goldspiel
ABSTAIN: None
ABSENT: None
The motion passed 8 to 1.
Commissioner Viehman stated the Park District is developing a very diverse facility and he feels
this project is beneficial to a segment of the population that is not necessarily served by baseball
fields, soccer fields and in line skating rinks. He noted this dome will be temporary and fits into
a natural setting. He further noted this facility will be beneficial to the Village in the sense that it
brings together the Village,the Park District and the golf activity. Furthermore, he sees this
Buffalo Grove Plan Commission-Regular Meeting-February 18, 1998-Page 3
•
development as a possible revenue source to offset some of the concerns with deficit issues
plaguing the Park District.
NORTHWEST COMMUNITY HEALTHCARE.PROPOSED MICROWAVE DISH AND
TRANSMISSION EQUIPMENT TOWER. EAST SIDE OF MCHENRY ROAD. SOUTH OF
THE NORTHWEST COMMUNITY TREATMENT CENTER. 15 MCHENRY ROAD,
APPROVAL OF A SPECIAL USE IN THE B-3 DISTRICT
Moved by Commissioner Samuels, seconded by Commissioner Howard to recommend approval
to the Village Board of a petition for approval of a Special Use in the B-3 Planned Business
Center District for a communications antenna tower with the following variations: ZONING
ORDINANCE - Section 17.44.040.D.3 (to allow a setback of 100 feet instead of 160 feet
adjoining a residential property line)to construct an antenna tower of 100 feet in height and an
equipment shelter(10 feet by 12 feet), as pursuant to the testimony and exhibits presented at the
public hearing.
Commissioner Trilling stated he personally feels a monopole is more attractive than a steel
lattice structure and asked if the petitioner would go forward with the proposal if a monopole
were recommended.
Mr. Snella stated a much deeper foundation would be necessary for a monopole and the
maintenance would be much more complicated and costly. However,they could go forward with
a monopole. He presented photos of both monopoles and lattice work towers to the Commission
for review and the Commission agreed to go along with the lattice work tower.
Commissioner Krug stated he favors going with the lattice work tower since it will not be as
visible with all the surrounding trees. He stated he will vote in favor of the motion, although he
noted there was much to be desired by the presentation to the Commission. He further stated he
does not feel it will effect any existing communications and will be a benefit to the community.
Commissioner Howard noted it appears the tower is a necessity in order to enhance the level of
health care service.
Chairman Goldspiel noted some concern that only one other use could be accommodated on this
tower as he had hoped this would help ease antenna clutter. He asked if there was any great
demand for other towers in the area.
Mr. Pfeil stated he does not have complete information concerning the demand for antenna tower
space in Buffalo Grove. However, Primeco already has an antenna in the area and AT&T
Wireless has some antennas in the area as well as several PCS companies which are covering the
territory now. He noted the petitioner was told not to go higher than 100 feet and not to locate a
lot of other users on this tower. Therefore, it may not be worth pursuing several co-location users
at this site.
Buffalo Grove Plan Commission-Regular Meeting-February 18, 1998-Page 4
Commissioner Krug asked if there will be a fence surrounding the tower.
Mr. Hundrieser stated there will be an 8 foot fence.
Chairman Goldspiel called for a vote on the motion and the vote was as follows:
AYES: Krug, Howard, Samuels,Trilling,Ottenheimer,Moons,Viehman,Goldspiel
NAYES: None
ABSTAIN: None
ABSENT: Berman
The motion passed 8 to 0.
CHAIRMAN'S REPORT
Chairman Goldspiel stated there will be a Village recognition for commissions and volunteers on
Sunday, February 22, 1998.
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated there will be a public hearing on March 4, 1998.
PUBLIC COMMENTS AND QUESTIONS -None
STAFF REPORT-None
NEW BUSINESS -None
ADJOURNMENT
Moved by Commissioner Viehman, seconded by Commissioner Krug and carried unanimously
to adjourn. Chairman Goldspiel adjourned the meeting at 10:15 p.m.
Res tfully s 'fled,
F y Ru ,Recording Secretary
APPROVED BY:
STEPHEN GOLDSPIEL, Chairman
Buffalo Grove Plan Commission-Regular Meeting-February 18, 1998-Page 5
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
February 18, 1998
Northwest Community Healthcare,
Proposed Microwave Dish and Transmission Equipment Tower,
east side of McHenry Road south
of the Northwest Community Treatment Center, 15 McHenry Road,
Approval of a Special Use in the B-3 District
Chairman Goldspiel called the hearing to order at 9:15 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
Ms. Howard
Mr. Samuels
Mr. Berman(recused prior to public hearing)
Mr. Trilling
Mr. Ottenheimer
Mr. Moons
Mr. Viehman
Commissioners absent: None
Also present: Mr. Carl Hundrieser,Hundrieser/Gutows
kY Associates, Inc.
Mr. Russell Snella,Northwest Community Healthcare
Mr. William Raysa,Village Attorney
Mr. Richard Kuenider,Village Engineer
Mr. William Reid,Village Trustee
Ms. DeAnn Glover,Village Trustee
Mr. Robert Pfeil,Village Planner
Commissioner Berman stated he will not be participating in either the discussion of vote on this
matter as there may be a possible conflict of interest. Commissioner Berman left the meeting.
Buffalo Grove Plan Commission-Public Hearing-February 18, 1998-Page 1
The following exhibits were presented by the petitioner at the public hearing:
Exhibit 1: Site Plan dated January 26, 1998
Exhibit 2: Elevation sketch of proposed tower
Mr. Russell Snella of Northwest Community Healthcare stated the hospital is in the process of
upgrading all of its informational systems at all of their sites. This project involves the
integration of systems and patient data throughout the organization. At this time they find it
necessary to increase their band width in order to support new and future programs. While
calculating the band width needs for the treatment centers they investigated options available at
this time. They calculate they will need at least 10 megabits per second. In order to achieve this
required band width they have chosen to go with a wireless 10 megabit per second link to the
treatment centers. This is the correct amount of band width and has a fixed one time cost. The
need to have a financially and technologically sound solution is the reason for requesting the
Village of Buffalo to allow the erection of a tower to hold the microwave dish and transmission
equipment. The microwave system requires a line of sight back to the main hospital. The tower
height is necessary to over the trees and buildings. If approved,they would like to rent space on
the tower to other wireless systems. This microwave system will allow the hospital to fully link
the treatments centers. In addition,they plan to utilize this technology for diagnostic imaging,
education, preventive care and future opportunities as they arise.
Mr. Snella stated they are proposing to erect the tower as noted on the site plan,having moved
the tower to the corner of the lot,adjacent to the detention pond and away from the building and
away from the property lines.
Mr. Carl Hundrieser stated they had been asked to move the tower 100 feet away from the east
property line. The east property is in Wheeling and is currently zoned R-1. This has now been
accomplished by moving the tower to an area that will be used for an expansion of parking
facilities. He stated it is the hospital's intention to expand the treatment center in the future as
well as the medical center. That will require using some of the parking lot area currently
existing. This will require them to go into the unused area to the south. The tower has therefore
been moved to accommodate any future expansion as well as the 100 foot setback from the east
property line.
Chairman Goldspiel asked for an explanation for the variance request.
Mr. Hundrieser stated the variance is based on the fact that the Village ordinance for B-3 has a
requirement that the higher up you go,the farther you must be from a lot line. The lot line they
are asking for this variation is currently the R-1 zoned Wheeling property which would seem will
never be developed as residential due to the valuable nature of the property and will apparently
be rezoned as some kind of commercial use in the future.
Buffalo Grove Plan Commission-Public Hearing-February 18, 1998-Page 2
Commissioner Krug noted the general notes on the site plan are still not clearly visible.
Mr. Hundrieser stated this document is actually from another project in Iowa. The engineering
for the proposed tower has not been done as yet because there is still no contract between
Northwest Community Healthcare and the construction contractor. The document presented
depicts a tower which was built in Iowa. Once the contract is signed with Northwest Community
Healthcare, the contractor will engineer the tower for this particular location and only then can
they submit general notes that spell out the exact tower specifications.
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Commissioner Krug asked if the tower will have any lights.
Mr. Hundrieser stated no,they are not needed.
Commissioner Krug asked how far the tower will be from Route 83.
Mr. Hundrieser stated it will be at least 100 feet from Route 83.
Commissioner Samuels asked if the tower will have guard wires.
Mr. Hundrieser stated no.
Commissioner Samuels asked if there is a pre-designed stress point for failure in case of high
wind or other natural disaster.
Mr. Hundrieser stated the three legs of the structure are attached to caissons that are 10 feet deep.
He stated he seriously doubts it would collapse under any circumstances except perhaps a violent
tornado.
Commissioner Trilling asked if a 100 foot tall monopole structure would work for the hospital's
needs here.
Mr. Snella stated a 100 foot monopole would work but it makes the overall cost climb and is
much harder to maintain. The maintenance of a lattice style tower is easier as you can affix
climbing rails up to a certain level so that men can climb up and there are special harnesses
attached to the lattice work to accommodate workers.
Commissioner Viehman asked if the new location of the tower now reduces the overall height of
the tower if it had been left in its original location.
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Mr. Hundrieser stated the new location does not significantly reduce the height. He stated the
ground elevation of the new proposed location is just about the same as the old location.
Commissioner Viehman asked if it was the petitioner's intention still not to remove trees.
Buffalo Grove Plan Commission-Public Hearing-February 18, 1998-Page 3
Mr. Hundrieser stated that is correct.
Commissioner Viehman asked if it was still a consideration to have the signal go from the tower
to the new wellness center.
Mr. Snella stated it is still being anticipated, however,they do not anticipate having to come back
for any future higher tower limits.
Commissioner Viehman asked if the tower height and location will be able to accommodate
other users as is anticipated.
Mr. Snella stated 100 feet is the absolute minimum that any PCS vendor requires. He noted that
Nextel Communications in Itasca has expressed an interest in the tower once approval is secured.
Ameritech has also expressed interest once the tower is approved.
Commissioner Krug asked if there will be access or a service drive to the tower to facilitate
maintenance.
Mr. Hundrieser stated they do not anticipate needing a service drive as it is very easy to walk into
the site.
Commissioner Trilling noted one of the critical issues for this proposal is why a 100 foot tower is
necessary.
Mr. Snella stated the system proposed is a point to point unlicensed microwave system. As such,
they need to have a clear line of sight from the treatment center to the main hospital. He stated
they will be installing a microwave style drum on top of the hospital and to see that clearly they
must get 80 feet or above. This will allow for tree growth in the surrounding areas. Once this is
established they will be able to bring up the electronic link. The additional 20 feet is for a
possible second link in the future.
Commissioner Trilling asked what the criteria for a second link would be.
Mr. Snella stated the second link would be for unlicensed bands in the DS3 range which is much
faster. They could then decide if they will remove the slower link and use the faster or leave the
slower for security reasons and use the faster link for regular service.
Mr. Hundrieser stated his request for the Special Use is based on the following criteria:
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1. The special use for this tower will serve the public with better health care, better
diagnostics, and quicker treatment. It will not endanger the public health, safety,
morals, comfort,or general welfare.
Buffalo Grove Plan Commission-Public Hearing-February 18, 1998-Page 4
2. The location of the special use is within the woods and will therefore be in
harmony with the appropriate, orderly development of the district in which it is
located.
3. The special use will not be injurious to the use and enjoyment of other property in
the immediate vicinity by virtue of the fact that it is just a see through tower
hidden in large part by trees.
4. The nature, location and size of the structure involved will not impede,hinder or
discourage the development and use of adjacent land and buildings in accord with
the zoning district within which they lie.
5. Adequate utilities, access roads,drainage and/or other necessary facilities are not
a factor in this development.
6. No parking areas are required for this development.
Commissioner Viehman asked if the hospital has any imminent plans for development of the
undeveloped parcel now owned by them.
Mr. Hundrieser stated the only plans currently being considered are extensions of the parking lots
south from their current location when and if there is expansion of the treatment center and
professional building.
Jerry Doetsch, 3615 Countryside Lane, Glenview,stated he owns the undeveloped property
located in Wheeling which is zoned residential. He stated most of his concerns and questions
were answered during the hearing.
Chairman Goldspiel asked if there would be any hazards from the use of microwaves on any
adjacent residences if same were developed on the Wheeling property directly adjacent to this
tower.
Mr. Snella stated this microwave is under 3 watts of power which is less than most car phones
and less than police radios and therefore poses no hazards. He further noted all this equipment is
FCC approved. All other users of this tower would also have to pass all FCC approval for their
equipment.
Trustee Reid stated it will be necessary to have something in writing regarding the flight path
and lighting issues from the Palwaukee Airport administration. He further noted the board will
require a better tower document in order to proceed.
Mr. Hundrieser stated he has contacted the Federal Aviation Administration with whom he
reviewed this project. They have stated that towers are only reviewed by the FAA if they are
Buffalo Grove Plan Commission-Public Hearing-February 18, 1998-Page 5
more than 200 feet in height or project through an imaginary slope of 100:1 within 20,000 feet of
an airport. Therefore,this tower does not fall within the purview of the FAA.
Trustee Reid stated that will need to be in writing for the board.
There beingno further comments orquestions from anyone else present, Chairman Goldspiel
P
closed the public hearing at 9:55 p.m.
Respectfully submitted,
Fay ub. Re ording Secretary
APPROVED BY:
STEPHEN GOLDSPIEL, Chairman
Buffalo Grove Plan Commission-Public Hearing-February 18, 1998-Page 6