2019-04-15 - Ordinance 2019-008 - APPROVING A PRELIMINARY PLAN AND AN AMENDMENT TO SPECIAL USE ORDINANCE 2017-047 FOR MERIDIAN SCHOOL, VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES, ILLINOIS - 2195 Brandywyn LaneORDINANCE NO. 2019 - 008
AN ORDINANCE APPROVING A PRELIMINARY PLAN AND AN AMENDMENT TO SPECIAL USE
ORDINANCE 2017-047 FOR MERIDIAN SCHOOL
VILLAGE OF BUFFALO GROVE,
COOK AND LAKE COUNTIES, ILLINOIS
Meridian School
2195 Brandywyn Lane
Preliminary Plan Approval and an Amendment to Ordinance 2017-047 for a Parking Lot Expansion
at Meridian School
WHEREAS, the Village of Buffalo Grove is a Home Rule Unit by virtue of the Illinois
Constitution of 1970; and,
WHEREAS, the property at 2195 Brandywyn Lane ("Property") legally described in EXHIBIT A
attached hereto is zoned in the R1 Residential District; and,
WHEREAS, in 2017 the Property was granted a Special Use for an Elementary School; and,
WHEREAS, Aptakisic-Tripp School District 102 ("Petitioner"), has petitioned the Village for
approval of a preliminary plan and an amendment to Special Use Ordinance 2017-047 to expand
the parking lot at the Property; and,
-I WHEREAS, the Village Plan Commission conducted a public hearing on April 3,-2019 - - -
concerning the petition for the preliminary plan approval and an amendment to the special use;
and,
WHEREAS, the Plan Commission determined that the petition meets the criteria of a special
use as set forth in the Buffalo Grove Zoning Ordinance and reflected in the minutes attached as
Exhibit D; and,
WHEREAS, the Plan Commission voted 6 to 0 to recommend approval of the preliminary
plan approval and an amendment to the special use; and,
WHEREAS, the President and Village Board of Trustees after due and careful consideration
have concluded that the proposed expansion of the elementary school is a reasonable use of the
Property and will serve the best interests of the Village.
WHEREAS, the proposed expansion of the Aptakisic School shall be operated in accordance
with and pursuant to the following exhibits:
EXHIBIT A Legal Description
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EXHIBIT B Acceptance and Agreement concerning special use
EXHIBIT C Engineering Plans
EXHIBIT D Minutes from the April 3, 2019 Planning & Zoning Commission Meeting
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE
VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES, ILLINOIS:
Section 1. This Ordinance is made pursuant to and in accordance with the Village's Zoning
Ordinance and the Village's Home Rule powers. The preceding whereas clauses are hereby made a
part of this Ordinance.
Section 2. The Corporate Authorities hereby grant a preliminary plan approval and an
amendment to the special use to Aptakisic-Tripp School District 102 for a parking lot expansion
subject to the following conditions:
1. The proposed developm.ent.shall.conform to the plans attached as part of this petition.
2. Final engineering shall be revised in a manner acceptable to the Village Engineer.
3. Additional landscaping and/or screening along the northern part of the proposed parking lot
shall be provided in a manner acceptable to the Village.
Section 3. This Ordinance shall be in full force and effect upon the submittal of a signed
Exhibit B (Acceptance and Agreement) hereto. This Ordinance shall not be codified.
AYES: 5 — Berman Ottenheimer, Weidenfeld Johnson Smith
NAYS: 0 — None
ABSENT: 1- Stein
PASSED: April 15, 2019.
APPROVED: April 15, 2019.
-�& 1 — 'IQ A401AM
Beverly Suss , Village President
ATTEST:
Janet i �ra an, Village Clerk
3
EXHIBIT A
LEGAL DESCRIPTION
Meridian School
2195 Brandywyn Lane
Preliminary Plan Approval and an Amendment to Ordinance 2017-047 for a Parking Lot Expansion
at Meridian School
SUBJECT PROPERTY LEGAL DESCRIPTION:
Lot 1 in Aptakisic-Tripp Middle School Subdivision according to the plat thereof recorded December
10, 1993 as document 3450336, Lake County, Illinois
SUBJECT PROPERTY COMMON DESCRIPTION: 2195 Brandywyn Lane, Buffalo Grove, IL
(PIN 15-21-302-001)
4
EXHIBIT B
Acceptance and Agreement Concerning Special Use
Meridian School
2195 Brandywyn Lane
Preliminary Plan Approval and an Amendment to Ordinance 2017-M7 for a Parking Lot Expansion
at Meridian School
Aptakisic-Tripp School District 102 acknowledges that it has read and understands all of the terms
and provisions of Buffalo Grove Ordinance No. 2019—W8 pertaining to the special use, and does
hereby accept and agree to abide by and be bound by each of the terms, conditions and limitations
of said Ordinance.
Aptakisic-Tripp School District 102
By: C_
Name (print): k rz^
Title:
61
EXHIBIT C
EnRineerinR Plans
Meridian School
2195 Brandywyn Lane
Preliminary Plan Approval and an Amendment to Ordinance 2017-047 for a Parking Lot Expansion
at Meridian School
z
EXHIBIT D
Minutes from the April 3.2019 PZC Meetin
Meridian School
2195 Brandywyn Lane
Preliminary Plan Approval and an Amendment to Ordinance 2017-047 for a Parking Lot Expansion
at Meridian School
APTAKISIC TRIPP
Aptakisic Tripp CCSD 102
Meridian School
Special Use Standard Response
March 19, 2018
Dr. Lori Wilcox, Superintendent
Ms. Stacey Bachar, Asst. Supt. Business Services/CSBO
Dr. Robert Hudson, Asst. Supt. for Learning and Growth
1. The special use will serve the public convenience at the location of the subject property;
or the establishment, maintenance or operation of the special use will not be detrimental
to or endanger the public health, safety, morals, comfort, or general welfare;
The proposed parking lot addition to Meridian Middle School will not cause impacts to the
public health, safety, morals, comfort or general welfare. The use of the site will not be
changing as the current use is Education / School use. Improvements to the school district
properties serving the Buffalo Grove community will benefit the entire community. Proposed
improvements will improve on -site circulation.
2. The location and size of the special use, the nature and intensity of the operation involved
in or conducted in connection with said special use, the size of the subject property in
relation to such special use, and the location of the site with respect to streets giving
access to it shall be such that it will be in harmony with the appropriate, orderly
development of the district in which it is located;
Use of site is not changing. All traffic and street access improvements will be unchanged
and will be coordinated witlrthe ViilageEngineer-to ensure no negative impacts. The large
site size can accommodate the proposed parking lot addition and does not cause impacts to
adjacent properties.
3. The special use will not be injurious to the use and enjoyment of other property in the
immediate vicinity of the subject property for the purposes already permitted in such
zoning district, nor substantially diminish and impair other property valuations with the
neighborhood;
Adjacent properties will not be impacted by proposed special use. School district
improvements to the property will raise property values and increase community
education.
District Office - 1351 Abbott Court - Buffalo Grove, IL 60089
Phone: (847) 353-5650 - Fax: (847) 634-5334 - D102.org
Every Day — Every Student
4. The nature, location and size of the buildings or structures involved with the establishment
of the special use will not impede, substantially hinder or discourage the development
and use of adjacent land and buildings in accord with the zoning district within which they
lie;
Site Improvements to the site do not cause impacts to adjacent properties. Site will meet
all Village required code in regards to zoning district and/or special use requests.
5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or
will be provided;
Improvements propose to add a 43-stall parking lot while modifying the current storm
sewers to provide the facility with necessary utilities. Access to the property is not
proposed to be changed.
6. Parking areas shall be of adequate size for the particular special use, which areas shall
be properly located and suitably screened from adjoining residential uses, and the
entrance and exit driveways to and from these parking areas shall be designed so as to
prevent traffic hazards, eliminate nuisance and minimize traffic congestion in the public
streets.
The existing parking stall count is 82 regular spaces and 4 ADA spaces. There are currently
83 employees working in the building on a typical day. The proposed lot will have 43
standard full size 18x9' parking stalls are proposed and will not impact adjacent properties.
No Modifications to the existing entrance and exit operations are proposed. No major
changes to the current pick-up / drop-off operations are proposed, which will not change
current traffic conditions.
The need to add the 43-stall parking lot is the result of then following items:
A recent increase in student enrollment required the district to add more staff.
The addition of Buffalo Grove Parks Department before and after school child care
program called Clubhouse.
The need to have sufficient parking for current employees, daily visitors to the
facility, additional parking for after school events to and allow for any additional
staff increases in the future.
Aptakisic-Tripp School District 102 1231 Weiland Road Buffalo Grove, IL 60089
Phone: (847) 353-5690 Fax: (847) 634-5334 D102.org
Every Day — Every Student
MERIDIAN SCHOOL
PARKING LOT EXPANSION
PROJECT NARRATIVE
Aptakisic - Tripp CCSD 102 is proposing to expend the parking for automobiles at Meridian School.
The expansion is proposed at the east end of the existing parking lot and will provide an additional 43
parking spaces. The parking lot will have concrete curbing around the perimeter and utilizing an
permeable brick pavement. The additional parking spaces will reduce or eliminate the need for parking
on the street.
STORMWATER MANAGEMENT
Due to the size of disturbed area and increase of impervious area, this improvement is not considered a
regulated development per Lake County Stormwater Management so stormwater detention is not
required. However, the construction of the parking lot will encroach into the existing detention area east
of the parking lot and therefore the volume of that area will be slightly reduced We will compensate for
that volume by providing volume within the stone base course of the permeable paver parking lot. The
permeable paver lot will also serve as a best management practice to recharge the rainwater into the
ground rather than to the storm sewer system.
SCREENING TO THE NORTH
We are proposing a 3' high berm and additional bushes to screen the properties to the north from the
proposed parking lot.
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04/3/2019
MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE
VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD,
BUFFALO GROVE, ILLINOIS ON WEDNESDAY, APRIL 3, 2019
Call to Order
The meeting was called to order at 7:34 PM by Chairman Frank Cesario
Public Hearin s Items For Consideration
Consider an Amendment to Special Use Ordinance 2017-047 and a Preliminary Plan for
2195 Brandywyn Lane (Trustee Stein) (Staff Contact: Chris Stilling)
Ms. Stacey Bachar and Mr. Dan Mortensen, Aptakisic-Tripp School District 102, 1351
Abbott Court, Buffalo Grove, iL 60089 and Robert Hansen, Daniel Creaney Company,
450 Skokie Boulevard, Suite 105, Northbrook, iL 60062, were present and sworn in.
Mr. Hansen reviewed the proposed parking lot expansion project as described in the
packet. Ms. Bachar added that after the addition to the school two years ago, they have
added additional classes and staff. They have been using the temporary parking lot to
accommodate and keep vehicles off the street.
Com. Goldspiel asked about the specifications for the proposed impermeable pavement.
Mr. Hansen described the aggregate stone base and how it acts as a detention area. It is
considered a best practice by the Lake County Storm Water Management agency. Com.
Goldspiel asked about when the weather freezes. Mr. Hansen responded that it acts the
same. The impermeable pavement bricks are more sustainable than asphalt or concrete.
He described the existing catch basin in the existing lot. Com. Goldspiel asked about the
amount of water that can be held compared to a grass field. Mr. Hansen responded it can
holdthesame-amount. Com.-Goldspiel asked about- different base materials. Mr. Hansen
stated that the expansion is small enough that it does not need additional detention as
determined by Lake County. Com. Goldspiel asked about the amount of encroachment
and maintenance of the impermeable pavement. Mr. Hansen explained the
encroachment is approximately 600-700 square feet and that the joints have to be tested
about every 5-7 years. Com. Goldspiel asked what it would look like. Mr. Hansen stated it
would look like a brick paver driveway. Com. Goldspiel asked again about temperatures
below freezing. Mr. Hansen responded that the impermeable pavers would have to be
salted similar to asphalt and concrete. He reviewed the specifications of the brick pavers.
Com. Goldspiel asked about buses. Mr. Hansen responded that buses would not drive on
the pavers. Com. Goldspiel asked if the base would be installed below the frost line. Mr.
Hansen responded no, the frost line is 42" below grade. He further discussed that catch
basin and drain tiles. Com. Goldspiel asked if this material has been used in this area
previously. Mr. Mortensen described the locations that have had the impermeable pavers
installed. Com. Goldspiel asked about screening of the expanded parking lot. Mr. Hansen
explained that a 3' berm with landscaping will be installed on the north side of the
expanded lot. Com. Goldspiel is supportive of the berm.
Com. Au asked if any consideration was given to traditional materials. Mr. Hansen
responded no, asphalt gets cracks and large openings, with collect dust and debris. The
proposed pavers will not be seal coated.
04/3/2019
Com. Moodhe asked about the color of the proposed pavers. Mr. Mortensen explained
the color will be a slate or stone color, not a red paver. Com. Moodhe asked if
consideration was given to underground detention storage. Mr. Hansen responded that
underground storage would cost more and it has to drain into the existing drainage
system. Com. Moodhe asked about existing trees on the property. He also confirmed with
the Petitioner that the proposed berm would be on the north end of the expanded lot. Mr.
Stilling answered a question about the addition of the playground. Com. Moodhe asked
about the additional section of payment being replaced. Mr. Hansen discussed the Lake
County storm water requirements. Com. Moodhe stated that in 2017 the Planning &
Zoning Commission (PZC) asked if more parking would be needed. Ms. Bachar
responded that they thought they would be okay with the existing lot.
Com. Weinstein asked about staff parking on the street. Ms. Bachar responded that
about 14-20 vehicles were being parked on the street. They are currently re -utilizing the
temporary parking lot. She believes that 43 additional spaces will be sufficient and will
also allow room to grow. Com. Weinstein asked if consideration was given for the new
Link Crossing development. Ms. Bachar responded yes. Com. Weinstein asked if there
have been any complaints about the parking on the street. Ms. Bachar explained that
they have not received any since they started using the temporary lot again before winter.
Com. Lesser stated that he is fine with the request and asked about the current parking
situation at Aptakisic-Tripp School. Ms. Bachar explained that is tied to the Weiland Road
project being handled by Lake County and she does not know the timing.
Com. Khan asked about snow removal off the pavers. Mr. Mortensen explained that the
District uses a snow plow with a poly edge, not metal. Com. Khan asked if the pavers are
impermeable. Mr. Mortensen responded that the pavers are not, the gaps between the
pavers and the base are what allow it to detain water. Com. Khan asked about when the
temperature freezes. Mr. Hansen explained that when the water under the pavers
freezes, the surface would freeze as well. Com. Khan asked about the amount of water
that could possibly accumulate in the lot. Mr. Hansen responded that most municipalities
do not allow more than 6" above the top of the catch basin.
Ch. Cesario asked staff about their recommendation regarding landscaping. Mr. Stilling
advised that the condition was added while working with the Engineering Department.
Ms. Bachar added that they have spoken to the neighbor just to the north of the proposed
expanded lot and there were no objections.
Com. Moodhe asked about the timing of the project. Ms. Bachar advised that the
expansion would be done over the summer while school is out. Com. Moodhe asked staff
about the timing of the Link Crossing development and construction traffic. Mr. Stilling
answered the questions.
There were no additional questions or comments from the Commissioners. There were
no questions or comments from the audience.
Ch. Cesario entered the Staff Report dated April 3, 2019 as Exhibit 1.
The public hearing was closed at 8:17 PM.
04/3/2019
Moved by Com. Weinstein, seconded by Com. Khan, to recommend approval of the
Special Use subject to the following conditions:
1. The proposed development shall conform to the plans attached as part of this petition.
2. Final engineering shall be revised in a manner acceptable to the Village Engineer.
3. Additional landscaping and/or careening along the northern part of the proposed parking
lot shall be provided in a manner acceptable to the Village.
Com. Weinstein is in favor of the request. The standards have been addressed in the
response provided by the petitioner.
Ch. Cesario is supportive of the request.
RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 4/15/2019 7:30 PM
MOVER: Mitchell Weinstein, Commissioner
SECONDER: Zill Khan, Commissioner
AYES: Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein
ABSENT: Amy Au
Adjournment
The meeting was adjourned at 9:14 PM
Chris Stilling
APPROVED BY ME THIS 3rd DAY OF April , 2019