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2005-05-04 - Plan Commission - Minutes Board or Commission: ❑ Plan commission Document Type: ❑A e g nda 0 Minutes Meeting ate: 05/04/2005 Type of Meeting: PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION May 4, 2005 Child day care home in the R-5A District, 320 Thompson Boulevard Chairman Ottenheimer 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 Ottenheimer 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 swore in all persons who wished to give testimony. Commissioners present: Chairman Ottenheimer Mr. Smith Ms. Bocek Ms. Kenski-Sroka Mr. Khan Mr. Teplinsky Mr. Stark Mr. Cohn Mr. Podber Commissioners absent: I None Also present: Mr. Alex Baradzin Ms. Alena Baradzina Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Packet including letters of support from parents with children at the day care home now, photographs of children at play and letter from DCFS dated April 7, 2005 Exhibit 2: Memo from Mr. Pfeil to the Plan Commission dated April 29, 2005 Ms. Baradzina stated she would like the Village to allow her to open a child day care at her home. She stated she is an elementary school teacher with 15 years of experience in this area. She loves to take care of children and loves to educate them. She stated her day care would be for children from 2 '/z years through 5 years of age. She is planning to have up to 7 children but understands the final decision will be made by the Village. She stated the day care will go from 8:00 a.m. to 6:00 p.m. and will provide three meals per day. It will be fresh, healthy, balanced and homemade foods. There will be developing and educational lessons including beginning math, beginning English, Russian, art, music development and nature science. There will be three different lessons per day from 9:00 to 11:00 a.m. After the lessons there will be recess outside if weather permits in her fenced yard after which there is lunch and nap time. After nap time there are games and activities concluding with dinner. Ms. Baradzina stated she does not plan to interfere with her neighbor's usual activities, peach and quiet. If there is something bothering them she hopes they will come to her and discuss the issues. Ms. Baradzina stated she has brought several letters from parents whose children now come to her home. She stated they have complied with all requirements for special use child daycare homes. She noted her 4-car driveway is available while children are dropped off and picked up. She further noted there are no outdoor devices which can produce noise that would disturb neighbors and the play area is enclosed by a four foot high fence as screened by landscaping to ensure the safety of the children. Ms. Baradzina stated that all items discussed with the health and fire departments during inspections have been corrected, including: 1. Providing a single-station smoke alarm that is powered by the building electrical system 2. Providing a 10 lb ABC Fire Extinguisher 3. Approved first aid kit and operable flashlight 4. Hot water temperature of no more than 110 degrees Commissioner Kenski-Sroka asked what the status was regarding licensing by DCFS. Mr. Baradzin stated they called recently and DCFS stated they have finally received fingerprints and are now awaiting final inspection in their home Commissioner Teplinsky asked if it is proper for the Plan Commission to be hearing this matter while the application for licensing is still pending with DCFS because some of the things that need to be looked at for the special use deals with issues that would put this plan in a quandary if denied licensing by DCFS. He asked how long they have been operating out of their home. Mr. Baradzin stated they have been operating for about 8-9 months. Commissioner Teplinsky asked how many children attend the day care now. Mr. Baradzin stated 3 children. Commissioner Teplinsky asked if any of the neighbors have indicated that having a day care home would be disruptive to them. Mr. Baradzin stated no. Commissioner Bocek asked if the Commission can make the granting of this special use contingent upon a certain number of children. Mr. Pfeil stated the Commission can recommend a limit on the number of children. He said that eight children is the maximum allowed at one time in a home, but a stipulation allowing fewer children is within the Village's zoning authority. A provider could care for up to twelve children during a single day, but this would be a situation where some children leave and others arrive later. Mr. Pfeil said that the Plan Commission recommendation will not be brought to the Village Board for a special use ordinance until the petitioner has received a license from DCFS. He noted that the Village's site inspection is more rigorous than the DCFS inspection, and staff believes it is appropriate to bring this petition to the Commission based on the favorable reports from the Village Health Officer and Deputy Fire Marshal. Commissioner Khan asked if there will be any other employees. Mr. Baradzin stated not right now and that only Alena Baradzina would be taking care of the children. Mr. Khan asked if one person would be able to adequately care for eight children. Ms. Baradzina stated she can take care of seven to eight children and that as a teacher she has taken care of as many as 25 to 30 children. Commissioner Khan asked what grades she had been teaching. Ms. Baradzina stated she was a teacher in her previous country and has three years here working in a day care facility. Commissioner Khan asked if any children would be accepted before 8:00 a.m. Ms. Baradzina stated that is correct. Commissioner Khan asked what happens if children are not picked up by 6:00 p.m. Mr. Baradzin stated it rarely happens and only in an emergency and usually the parent will call to let them know. Commissioner Khan asked if they would be accepting children for half a day. Mr. Baradzin stated if they have space available they would do that. Chairman Ottenheimer asked where the nearest existing home day care center is located. Mr. Pfeil said he thinks the closest existing home day care facility is on Chestnut Terrace. Chairman Ottenheimer asked if parents will be dropping off children at various times or at the same time. Mr. Baradzin stated parents come between 8:00 to 9:00 a.m. Not all parents drop children off for day care but rather for classes also. Chairman Ottenheimer asked if it is the petitioner's intention to increase the number of children to eight. Mr. Baradzin stated yes. Commissioner Stark asked where naps are taken. Mr. Baradzin stated they have set aside one room for children only. Commissioner Teplinsky asked if all the children will be dropped off or if there will be pick up service. Mr. Baradzin stated there is no pick up. Commissioner Podber asked what happens if the care giver needs a break time and there are eight children left alone. Ms. Baradzina stated eight children and one caregiver are allowed, and she can adequately manage her personal needs without affecting the safety of the children. Mr. Baradzin stated she can go to the bathroom or have lunch when the children are sleeping. Commissioner Bocek asked how this special use works if they were to sell their house. Mr. Pfeil said that the special use is issued for this specific petitioner and is not transferable to another operator. He noted a Village business license is required, and this is issued to the specific provider. The DCFS license is also issued to an individual caretaker and expires if the location changes or the operation is terminated. Chairman Ottenheimer noted the Commission has reviewed the special use criteria in the course of the hearing and the Commissioner has determined that the criteria have been met by the petitioner. There being no further comments or questions from anyone else present, Chairman Ottenheimer closed the public hearing at 8:00 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: 05/04/2005 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION May 4, 2005 Child Day Care Home in the R-5A District, 320 Thompson Boulevard Jacobs Homes, proposed Villas at Hidden Lake, Rezoning to R-4 P.U.D. For twelve single-family detached homes, northeast corner of Buffalo Grove Road/Deerfield Parkway—Workshop #1 Chairman Ottenheimer called the meeting to order at 8:00 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. Teplinsky Mr. Stark Mr. Cohn Mr. Podber Commissioners absent: None Also present: Mr. Alex Baradzin Ms. Alena Baradzina Mr. John Green, Groundwork, Ltd. Mr. Keith Jacobs, Jacobs Homes Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Village Planner APPROVAL OF MINUTES Moved by Commissioner Kenski-Sroka, seconded by Commissioner Smith to approve the regular meeting minutes of March 16, 2005. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioner Podber abstaining. COMMITTEE AND LIAISON REPORTS—None CHILD DAY CARE HOME IN THE R-5A DISTRICT, 320 THOMPSON BOULEVARD Moved by Commissioner Teplinsky, seconded by Commissioner Smith to recommend approval to the Village Board of the petition for approval of a special use to operate a child day care home at 320 Thompson Boulevard, zoned in the R-5A One-Family Dwelling District. Moved by Commissioner Teplinsky, seconded by Commissioner Smith to amend the motion to be subject to licensing by the Illinois Department of Children and Family Services and limited to 8 children. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Ottenheimer, Smith, Bocek, Kenski-Sroka, Khan, Teplinsky, Stark, Cohn NAPES: None ABSENT: None ABSTAIN: Podber The motion passed 8 to 0. Moved by Commissioner Kenski-Sroka, seconded by Commissioner Bocek to prepare Findings of Fact. All Commissioners were in favor of the motion and the motion passed unanimously. JACOBS HOMES, PROPOSED VILLAS AT HIDDEN LAKE, REZONING TO R-4 P.U.D. FOR TWELVE SINGLE-FAMILY DETACHED HOMES, NORTHEAST CORNER OF BUFFALO GROVE ROAD/DEERFIELD PARKWAY—WORKSHOP#1 Mr. John Green stated this site has been before the Commission on a number of occasions for various development concepts, including office use. To the north and east of the site is an existing stormwater retention facility. An R-4 development known as the Estates of Hidden Lake by Jacobs Homes has recently been approved for the area east of the stormwater facility. There is single-family development to the west across Buffalo Grove Road. The Hidden Lake condos, zoned R-9, are across Deerfield Parkway to the south. Mr. Green stated the site is significantly isolated and therefore their goal here was to create a neighborhood that would work with the neighborhoods that bound it and integrate into that whole residential concept. Because it is at the corner of two roads that will ultimately be 4-lane roads and because there will be turn lanes and traffic lights, they looked at this site for its appropriateness for development. Straight single-family lots were not tenable because of the access issues. Also they feel it is necessary to make it a desirable parcel from a single-family standpoint by creating a community that is based on single-family condominiums or villas. Individuals will own their homes. In this case they are also proposing some limited site use area that is assigned to that particular residence and that the houses would be under an association and all the other land would be common space. Mr. Green reviewed the site plan noting that the buildings would be located within the "envelopes" delineated on the plan. He stated they wanted to identify a program that would allow for homes they believe are appropriate in scale for the transition and for the neighborhood context. The homes to the east are on lots zoned R-4 which allows a minimum lot area of 8,750 square feet and a minimum lot width of 70 feet. This size of lot provides a buildable lot width of 52 to 53 feet and a buildable length of about 55 feet. On the proposed plan, the "pods" are 42 feet in width and 63 feet in depth which allows the opportunity to create homes that will be consistent with the scale of the existing homes in the area. Homes of 2,500 square feet with two-car garages are proposed because as you move away from traditional yards, lots and back yards, it tends to invite fewer families. The plan proposes limited common space. Mr. Green reviewed the concept floor plans noting that the basic layout is three bedrooms with a fourth bedroom option. The homes at the Estates at Hidden Lake east of the stormwater facility are designed as 3,000 to 3,500 square-foot floor plans. The proposed villas are being scaled down because the developer believes it is more appropriate for this type of development and will blend in better on this smaller site. Mr. Green said that the difficulty in providing sanitary sewer service to the site is one of the reasons that single-family residential use has not been previously proposed for this parcel. The Village does not want to create a small single-family subdivision dependent on a lift station for sanitary sewer service since it would require on-going maintenance that would be the Village's burden if there is no homeowners association. There is an existing sanitary sewer west of Buffalo Grove Road and an easement between two homes west that creates access to this sewer. This sewer is deep enough to service this site and that is what they have been exploring. They understand that would require augering. There is also a sanitary sewer at Larraway Drive that they are exploring which, if it proves to be deep enough, can be looked at as an option. One way or the other there appears to be a method by which they can extend the sanitary sewer to this site which now makes it available for something other than a commercial development. Mr. Green noted they have included some parking adjacent to the proposed street serving the development. He said that the plan proposes one access to Buffalo Grove Road which needs to be fairly remote from the Deerfield Parkway intersection. They also understand this will be right-in and right-out because Buffalo Grove Road is already a divided road. Mr. Green noted they have included a 1997 tree survey done for a previous development proposal. He stated there were 281 trees at the time and none of them were of high quality species. A number of them were in poor condition. The fact that a retention facility exists to the north and east makes the detention opportunities very good for this site. They would be extending the detention and will be able to continue the soft terracing down to the pond. Mr. Green stated School District 102 has indicated that a 96-foot paved area is needed in cul-de-sacs to allow maneuvering by full-size (72-passenger) school buses. He said that it is possible to provide this pavement area on the proposed plan. He noted they do recommend an island in the cul-de-sac to provide some green area along with the paved area. They also have an opportunity to use this area for snow removal and storage. Commissioner Smith asked why the petitioner wants to change the zoning. Mr. Green stated R-4 is to the east and partly to the north. R-9 is to the south and R-5 to the west. Since this is a P.U.D. they could almost go with any zoning but they felt it blended in best with R-4 zoning. There are subtle differences between R-3 and R-4 but not significant differences because in this case he does not feel they have separation issues as they do not have lots. The front yards are the same on R-3 and R-4 and the rear yard they are creating a limited common space. It just seemed more consistent with the type of development that is going on and the fact that everything else was R-4. Commissioner Kenski-Sroka asked if the sidewalk would end at the edge of this property. Mr. Green noted the sidewalk already extends to the north and the sidewalk already extends to the east. Commissioner Teplinsky noted that this plan seems to show an opportunity for some cars to park around the cul-de-sac and with the paved island there, it could render it very difficult for school buses and emergency vehicles to get around it. Mr. Green stated even on the Aptakisic plan they have agreed to post no parking and they would do the same thing here. Commissioner Teplinsky said he feels that it will be a big problem to have only a right-in and right-out access. He commented that this may create a real problem on Buffalo Grove Road if people try to make a-turns to go south. Mr. Green noted that southbound traffic wanting to enter the site can access Hidden Lake Drive from Deerfield Parkway and loop back to Buffalo Grove Road. Commissioner Teplinsky noted for motorists to use these access solutions, they would need to know about the locations and connections of these streets near the site. It would take a bit of creativity to for southbound traffic to enter and exit this subdivision. Mr. Green noted that one of the nice things here is that it is a small development and as such you are usually dealing with quite a bit of knowledge. People who are coming are told and people who have been there know. Chairman Ottenheimer asked about the thinking of the Lake County Department of Transportation regarding the right-in and right-out. Mr. Green noted that the County has stated that access to the development will be limited to right-in and right-out access to Buffalo Grove Road. Commissioner Bocek asked the price point for the proposed homes. Mr. Green stated the homes will start at about $600,000. He stated they wanted to be comparable to the homes that are being developed both to the east of the lake and the neighborhood homes. Commissioner Bocek stated that she would not like to see 200 existing trees be removed just because they are not a preferred species. She stated she would rather have 200 cottonwood trees than 40 of a better species. She noted she would like to maintain the same level of vegetation density on the site after development. Mr. Green stated most of these trees are in bad shape and bad form. They are already a problem. If these trees were in good condition despite their species, then they would try to save them. One of the opportunities with the villas is that they must do all of the landscaping and they understand they must add some value to this corner to make it marketable. Commissioner Podber stated it seems like a lot to have 12 houses at this location and it seems the lots are small and close to each other. He asked if this is typical density. Mr. Green stated this is actually a little lighter than an R-4 density. Usually they figure about 2.3 or 2.5 units per acre on an R-4 development. He noted they do not have lots here but rather envelopes. They have maintained the building separations that will be required under the R-4 zoning. He further noted they are doing a lot of staggering of the building locations. Commissioner Podber asked if the proposed detention on the preliminary plan is where it will be placed. Mr. Green stated not at this point and noted this is a preliminary plan and usually at the workshop they try to come in with an overview of what they are proposing and the engineering follows. At the same time they also go out and start gathering the topographic information which really governs a lot of the detention design and also governs a lot of the sanitary and storm sewer and water service design. He stated they are comfortable with what they are presenting because he has assigned about 18 percent of the site to the detention area. He stated he suspects they will end up with less than that as a need. Commissioner Podber asked if it is impossible to have an access on Deerfield Parkway. Mr. Green stated it is not impossible but it is certainly undesirable. He noted Deerfield Parkway will be a four-lane road will need a dedicated right-turn lane or deceleration lane in order for people who are moving west to turn to the north. It would create significant cross-traffic issues between through traffic and turning traffic if vehicles were exiting or entering Deerfield Parkway this close to the intersection with Buffalo Grove Road. Commissioner Khan stated the right-in and right-out access on Buffalo Grove Road bothers him. If someone is living here it will be difficult for them to go southbound on Buffalo Grove Road and even more difficult for visitors. He stated it would be worthwhile to pursue this matter further with the Lake County Department of Transportation even if it requires help from the Village. Mr. Green stated they are certainly willing to accept any Village assistance. He noted trying to communicate with the Lake County Department of Transportation can be a very laborious task. They seem to have a general problem allowing you to develop anything you want in your town but you just cannot get onto our roads. That is what you run into when you approach them. Commissioner Khan noted some of the driveways serving the proposed homes seem to be too close to each other. Mr. Green stated he will look into modifying some of the driveways. Commissioner Khan asked if the area just west of the 11 parking stalls will be common area under the homeowner's association. Mr. Green stated they tried to hold the road back so there is a chance to do a lot of berming and landscaping there. Commissioner Teplinsky asked about the type of median that is on Buffalo Grove Road adjacent to the site. Mr. Green stated it is a raised barrier median with landscaping. Commissioner Teplinsky noted that in order to appeal to the County's policy you would also have to eliminate part of the barrier median. Commissioner Smith asked how the density and number of units would be changed if zoning were not changed from R-3. Mr. Green stated it really would not change anything. He said that there would not be fewer units under R-3 zoning. He commented that he does not like spot zoning. He noted that the adjacent zoning to the north is R-3 and R-4 to the east. The area to the south is R-9 P.U.D. and R-5 is to the west. He said that R-4 is a reasonable zoning for the site. Chairman Ottenheimer asked if the Village Forester could come to a workshop and explain the reasoning and theory behind wiping out marginal trees. Mr. Pfeil stated he will ask the Village Forester to attend a future meeting to review the analysis that is done in reviewing tree surveys and preservation plans. Mr. Pfeil commented that the Village Forester's approach to tree preservation is that if trees are poor quality, it is better in the long term to remove such trees even if the trees are large. More emphasis is placed on achieving a high-quality landscaping plan for a new development than trying to save trees of marginal quality that often have to be removed fairly soon after the development is in place. Mr. Pfeil inquired if the petitioner will be submitting a current tree survey for the site. Mr. Green stated he would do so if required although they will probably get the same results. Mr. Pfeil said a current survey is necessary to provide the Plan Commission with complete information concerning the location, type and quality of the trees on the site. Chairman Ottenheimer summarized some issues to be further addressed for the second workshop: 1. Confirm the access that will be allowed to Buffalo Grove Road, including comments from the Lake County Division of Transportation. 2. Review the planning for sanitary sewer service to the site. 3. Review the tree survey information and proposed landscaping for the site. CHAIRMAN'S REPORT Chairman Ottenheimer welcomed David Podber to the Plan Commission. He noted he and the Village President will be conducting some evaluation sessions of all the members of the Commission and the Village President will be meeting with each commissioner individually. FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next regular meeting will be on May 18, 2005. PUBLIC COMMENTS AND QUESTIONS None STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Smith, seconded by Commissioner Kenski-Sroka and carried unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 8:52 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair