Loading...
2006-02-15 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission Document Type: ❑A e g nda 0 Minutes Meeting ate: 02/15/2006 Type of Meeting: PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION February 15, 2006 Consideration of amendments to the Buffalo Grove Zoning Ordinance Title 17 of the Municipal Code, concerning places of worship in the B-5 Town Center District Petition to the Village for approval of a special use in to operate a place Of worship at 314 McHenry Road, Suite C in the Buffalo Grove Town Center Chairman Ottenheimer 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 Ottenheimer read the Notice of Public Hearing for the proposed Zoning Ordinance text amendment and the special use petition by BAY Shul 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 Ottenheimer Mr. Smith Ms. Bocek Ms. Kenski-Sroka Mr. Khan Mr. Stark Mr. Cohn Commissioners absent: Mr. Teplinsky Mr. Podber Also present: Mr. Melvin Merzon, President BAY Shul Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Memos [2] from Mr. Pfeil to Plan Commission dated February 10, 2006 Mr. Pfeil stated at the current time the commercial sub-district in the B-5 District does not list churches, synagogues, temples or places of worship as a permitted or a special use. The proposed text amendment would add to the B-5 commercial sub-district special use for a place of worship on a second floor in the commercial sub-district which is the substance of the proposed amendment. Mr. Melvin Merzon, President of BAY Shul, stated they are requesting a special use of the property to allow the existence of the BAY Shul as a house of religious worship as long as this synagogue exists. Mr. Merzon stated there would be little effect of traffic on the center. Given the fact that on the Sabbath and religious holiday observances there would be no effect on traffic as due to orthodox tenets of the faith no cars are used. Fore morning services held six days per week at 6:15 a.m. and 7:30 p.m. the impact is relatively small. In the mornings they have between 10-12 people and they are the only cars found in the center at that time. In the evening there may be 10 people or so and the impact is once again minor. There are special events occasionally which will draw additional attendees and they have yet to see the parking lot full on any evening or any occasion. There is no interference with parking insofar as the other users of the facilities in the center. Mr. Merzon noted another concern by the Plan Commission was the conformance with the regulations of the Buffalo Grove Fire Department. They have a number of meetings with a representative of the Fire Department and they believe that given the completion of the changes requested by them the Fire Department will give its complete approval. A time period was given by the Fire Department based upon a three stage proposal of what should be done and when it needs to be completed by. Stage one will be the installation of a strobe light on the support column near the front door with two pull chain fire alarms to be installed at the proper locations. This is to be completed as soon as they can do so. Stage two is to be completed by the arrival of the High Holy days on September 22nd is the construction of a vestibule at the front entrance to permit the repositioning of the doors so that they open outwardly rather than inwardly which is a safety factor in the event of an emergency. Stage three is to begin somewhere in October to construct a vestibule by the rear entrance so that the doors will open outwardly. This fulfills the requirements of the Fire Department. Mr. Merzon noted another concern of the Plan Commission was the means by which they get along with the two neighbors on the same floor as well as the two tenants in the downstairs facility. They have no difficulties whatsoever with any of their co-tenants in the building. None of them have ever said anything at any time with respect to their occupancy and they believe that their use of the premises for the BAY Shul will in no way interfere with the activities being conducted by the tenants in the same facility and the relationship will be a harmonious one. Mr. Merzon asked those were the principal considerations of the Plan Commission and based upon his testimony he asks for approval for the special use. Chairman Ottenheimer asked for a review of the six special use criteria. Mr. Merzon stated there will be no detriment or endangerment of any public health, safety, morals, comfort or general welfare of those who are in attendance within the premises nor will it create any adverse effect upon the other tenants in the building or upon any other tenant within the precincts of the entire development. Mr. Merzon stated the access to the site for others will not be in any way adversely affected by the presence of the Shul. The business will be conducted in the center as usual and they do not anticipate they will in any way adversely affect what goes on in the neighboring streets, parking lot or in any location near the portion of the building occupied by the BAY Shul. Mr. Merzon stated the special use will not be in any way injurious to the use and enjoyment of any other property in the immediate vicinity nor to any other property in the neighborhood. Indeed, it will not be in any way detrimental to any other property or any property within the Village of Buffalo Grove. Mr. Merzon stated the uses of the adjacent facilities in accordance with the zoning regulations which may affect them will not in any way be further or adversely affected by the special use request. Immediately surrounding them will be the office of the detective agency and a law office on the same floor which will not be affected by the BAY Shul. Mr. Merzon stated there are adequate facilities in the property for their use. He noted the management itself provides cleaning of the hallways, carpeting, lighting and cleaning of bathrooms. Nothing needs to be added because of them and nothing is made more cumbersome or difficult because of them. They also have their own interior cleaning person who comes in when necessary once or twice a week. Commissioner Kenski-Sroka stated she noted the parking lot at the Town Center at 6:00 a.m. is extremely dark at that time and asked if there is any additional lighting that will be turned on as she is concerned for people parking at that time and walking to the entrance. Mr. Merzon stated the entrance of the building itself is lit so that there is no problem with anyone being able to see how to make their way to the door. Commissioner Kenski-Sroka noted that public safety would indicate that lights in the parking lot need to be on if there are going to be people coming in. She asked that Mr. Merzon discuss getting the lights turned on with management during certain times of the year. Mr. Merzon stated they will be in contact with the management. Commissioner Khan asked how many services are typically offered in a day. Mr. Merzon stated there are two services per day; one in the morning and one in the evening. The evening service is generally around 7:30 p.m. and the morning service is generally at 6:15 a.m. Commissioner Khan asked if these are fixed times or changed during the year based on the season. Mr. Merzon stated there are certain times in the year when they must begin early because of the earlier setting of the sun. Sometimes in the middle of the summer the evening services may be conducted at a later time. If the service is required to be earlier than a given time they just do not have one. The evening service consists of two parts. One is normally conducted before sundown and then immediately following is a service following sundown. In the summer when the sun sets late they can schedule the service at 7:30 p.m. and meet the requirements of both the afternoon service followed by the evening service following the setting of the sun. In the winter when the sun can set as early as 5:00 p.m. they do not offer the initial service at all because it is impossible to make it in a timely fashion. Therefore, they forego the communal service and hold only that portion of the service which is conducted at any time permissible to be conducted at any time after sunset which is the 7:30 clock time. Commissioner Khan asked how long they plan to be at this location. Mr. Merzon stated this will be their permanent location and they do not anticipate much more of a membership than what they have now. Commissioner Khan asked what the potential financial impact of the text amendment is on the Village. Mr. Pfeil stated the space is about 1,800 square feet which is a fairly small area. Even it somehow became exempt from the property tax, it would be a minimal fiscal impact on the Village and other taxing districts. He further noted he is not sure if the property owner would have standing to apply for exemption for this type of space because other commercial spaces are in the same building. Commissioner Khan asked if it would ever be possible for someone to apply for a special use for a stand alone building in a B-5 District. Mr. Pfeil stated not for a place of worship in the commercial sub-district of Town Center. The Town Center District has several sub-districts, one of which is a public sub-district. The only area that is currently designated as a public sub-district is the U.S. Post Office. This is the only parcel that could have a place of worship as a free standing building based on the current zoning regulations for the B-5 District. Mr. Raysa noted this is a joint hearing for both the text amendment and for the special use application. He asked if the application is for Suite C at 314 McHenry Road on the second floor. Mr. Merzon stated yes. Mr. Raysa asked for clarification of any special events. Mr. Merzon stated they would hold only a morning service on the Sabbath but that would include religious holidays as well. Further the volume of foot traffic is increased on the sabbath and the holidays but the amount of vehicular traffic substantially reduced to almost nothing as they do not drive on the Sabbath or holidays. Mr. Raysa asked if there are any other activities conducted on the premises such as school or meetings. Mr. Merzon stated that occasionally they will hold a gathering to observe a family event such as the birth of a child or occasionally have a speaker in to speak on a topic of interest to the congregation but those two kinds of special events do no occur with any great frequency. Mr. Raysa noted the Fire Department has specified that the occupant load for the suite is 49 individuals and asked if that will be obeyed. Mr. Merzon stated that was correct. He further noted their agreement with the Fire Department will have in place all the fire protection devices so that any increase in the number of attendees will be protected by the use of those devices. Mr. Raysa stated he wanted to make certain that once 49 individuals are reached, no one else would occupy the space. Mr. Merzon stated the Fire Department is aware they may occasionally have more than 49 individuals, but when the restriction of 49 individuals was placed it was based upon the existence of tables being used in the space. If they remove the tables, which they do, for the High Holy days then there may be more than 49 people. But the usable space per person will allow them to increase the capacity somewhat. The Fire Department is aware of this and has no problem with that. Mr. Raysa asked for a clarification of the word BAY. Mr. Merzon stated it is an acronym for the formal name of the congregation Bais Ahavas Israel which in Hebrew means the House of the Love of Israel. Commissioner Smith asked how long the congregation has been in existence. Mr. Merzon stated it is has been in existence as a corporate entity for two years. Commissioner Smith asked how many congregants they started out with two years ago. Mr. Merzon stated it was less than they have now but not by many. Commissioner Smith asked if there have been any complaints over the past two years. Mr. Merzon stated none. Commissioner Bocek asked about wedding services. Mr. Merzon stated they have never had a wedding on their premises. Mr. Raysa noted a typo for Section 17.44.060.e.12. There being no further comments or questions from anyone else present, Chairman Ottenheimer closed the public hearing at 8:12 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair Board or Commission: ❑ Plan Commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 02/15/2006 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION February 15, 2006 Village Zoning Ordinance, Title 17 of the Municipal Code, consideration Of amendments concerning places of worship in the B-5 Town Center District BAY Shul, 314 McHenry Road, special use for a place of worship in the Commercial sub-district of the B-5 Town Center District Plan Commission Annual Report—2005—Review Chairman Ottenheimer called the meeting to order at 8:13 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Ottenheimer Mr. Smith Ms. Bocek Ms. Kenski-Sroka Mr. Khan Mr. Stark Mr. Cohn Commissioners absent: Mr. Teplinsky Mr. Podber Also present: Mr. Melvin Merzon, President BAY Shul Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Kenski-Sroka, seconded by Commissioner Smith to approve the minutes of the public hearing of January 18, 2006. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioner Cohn abstaining. Moved by Commissioner Smith, seconded by Commissioner Kenski-Sroka to approve the minutes of the regular meeting of January 18, 2006. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioner Cohn abstaining. COMMITTEE AND LIAISON REPORT Commissioner Cohn stated he attended the Village Board meeting on February 6, 2006 which had no referrals for the Plan Commission. He stated the Village identified the 2006 goals which were: I. The Village has a goal for annexing and zoning for commercial use 50-70 acres of property adjacent to Milwaukee Avenue. 2. The Village set a goal for completing the Comprehensive Plan which will include the two transit oriented development studies around the train stations. 3. The Village set a goal to work with Metra to seek ways to add additional commuter trains at times convenient for ridership and modify the schedule if necessary for the same purpose. Commissioner Cohn noted Metra released the double tracking schedule on January 30, 2006 and expanded train service from 12 trains to 18 per day and developed a schedule that was met by a lot of regular commuters with outrage. Metra had promised 22 trains and delivered 18 and the promised shorter commute times have become longer. He noted there will be a formal process with a commitment from Representative Kirk to assist in getting a new schedule developed this year which will have express trains and a more accommodating schedule. 4. The Village also discussed the goal of developing a community center/fine arts center/library facility at Busch Park. 5. Village held discussions about the Villas of Hidden Lake, specifically the issue about trees along the lot line. The Village Board is committed to ensuring the objection of the Plan Commission to preserve those trees in the development is followed through. VILLAGE ZONING ORDINANCE, TITLE 17 OF THE MUNICIPAL CODE, CONSIDERATION OF AMENDMENTS CONCERNING PLACES OF WORSHIP IN THE B-5 TOWN CENTER DISTRICT Moved by Commissioner Smith, seconded by Commissioner Kenski-Sroka to recommend approval to the Village Board of an amendment to the Buffalo Grove Zoning Ordinance, Title 17 of the Municipal Code concerning places of worship in the B-5 Town Center District. The amendment will be to Section 17.44.060.e.12, churches, synagogues and other places of worship in the commercial recreational sub-district provided that the use is limited to the second floor area of the building. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Smith, Bocek, Kenski-Sroka, Khan, Stark, Cohn, Ottenheimer NAYS: None ABSENT: Teplinsky, Podber ABSTAIN: None The motion passed 7 to 0. BAY SHUL, 314 MCHENRY ROAD, SPECIAL USE FOR A PLACE OF WORSHIP IN THE COMMERCIAL SUB-DISTRICT OF THE B-5 TOWN CENTER DISTRICT Moved by Commissioner Smith, seconded Commissioner Kenski-Sroka to recommend approval to the Village Board of a special use to operate a place of worship at 314 McHenry Road, Suite C, floor two in the Buffalo Grove Town Center. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Smith, Bocek, Kenski-Sroka, Khan, Stark, Cohn, Ottenheimer NAYS: None ABSENT: Teplinsky, Podber ABSTAIN: None The motion passed 7 to 0. PLAN COMMISSION ANNUAL REPORT—2005 —REVIEW Mr. Pfeil stated one of the trends is smaller residential projects in some of the infill parcels and this pattern will probably continue along Aptakisic Road and a bit along Prairie Road. He noted the Commission will have to continue about ways to make sure those plans are connected to other adjacent properties and there is overall good planning for stormwater management, pedestrian linkages and things that have been talked about on some of the other projects that were completed this year. Moved by Commissioner Kenski-Sroka, seconded by Commissioner Khan to recommend approval of the Plan Commission Annual Report of 2005. Chairman Ottenheimer called for a vote on the motion and the motion was carried unanimously. The motion passed 7 to 0. CHAIRMAN'S REPORT-None FUTURE AGENDA SCHEDULE Mr. Pfeil noted the next regularly scheduled meeting would be March 1, 2006. PUBLIC COMMENTS AND QUESTIONS—None STAFF REPORT Mr. Pfeil noted there are some major planning items on the Village Board's goals for 2006 that involve the Plan Commission. One of these projects is the Comprehensive Plan update and related transportation oriented development [TOD] project. Concerning the TOD project, meetings were conducted in January to gather input from residents and property owners adjacent to the Prairie View and the Buffalo Grove Metra stations. The consultant is working on conceptual plans for the two station areas and will present the plans to the Plan Commission for initial review. Staff has met with Lake County's senior planning staff and they are very interested in the Village's TOD project. The Lake County Framework Plan has components that address transit oriented development. The County has offered technical assistance and wants to be part of the Village's planning process. The Lake County Regional Plan Commission will also review the concept plans. Concerning the Comprehensive Plan update, the bulk of the work will be completed in this calendar year. NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Smith, seconded by Commissioner Bocek and carried unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 8:26 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair