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1986-09-17 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION SUBJECT: Petition to the Village of Buffalo Grove for a Special Use in the R-7 Zoning District to operate a synagogue and Preliminary Plan Approval. (Congregation B'Nai Shalom) September 17, 1986 Chairman Sheldon called the public hearing to order at 7:33 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Davis Mr. Krug Mr. Gal Ms. Kaszubowski Mr. Rhodes Mr. Katz Commissioners Absent: Mr. Davis Mr. Musfeldt Mr. Krug Also Present: Mr. G. Cawn, Planner, Congregation B'Nai Shalom Mr. M. Menn, Planner, Congregation B'Nai Shalom Mr. C. Nochunson, Congregation B'Nai Shalom Develop. Mr. K. Carmignani, Village Traffic Consultant Mr. E. Larsen, Appearance Commission Representative Ms. M. Kowalski, Village Trustee Mr. G. Glover, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner Chairman Sheldon read the notice of the public hearing as published in the Buffalo Grove Herald and informed the audience of the format the meeting would take. She then swore in Messrs. Cawn, Menn and Nochunson. The developer used the exhibits as noted in Mr. Truesdell's memo dated September 11, 1986 to the Plan Commission titled Congregation B'Nai Shalom Public Hearing. Mr. Cawn stated this is a 2.5 acre site on Aptakisic Road zoned R-7, consist- ing of a 15,233 square foot building housing classrooms, administration area, sanctuary, social hall and multi-purpose room. They will construct 8 class- rooms with possible expansion for a total of 11 classrooms. They are re- questing a special use permit to build a temple. The land has already been designated as a church site. They are merely applying for a special use permit. They have eliminated all of the variations that were on their original plan. They have 99 parking spaces and only 94 are required. The parking spaces available in Prairie School total 104. There will be a covenant which will restrict the facility from having activities starting or ending during the hours of 4:00 to 6:00 P.M. , Monday through Friday. At some time when Aptakisic is widened to 6 lanes or the congregation choses to construct the left turn lane this restriction will be removed. He then reviewed the site plan. They will be allowed to use the compensatory storage to change the current grade on the slope site of the property. They will be able to maintain a 25' setback from the 100 year flood line. The detention is sized for this development. They will be working to change the configuration of the driveway for right turn out only. He reviewed Mr. Kuenkler's letter to the Plan Commission dated August 27, 1986 titled Congregation B'Nai Shalom Preliminary Plan Review. 1. They will reduce the dedication to 11' . 2. They have completed. 3. They are in agreement to add two street light fixtures. 4. They agree. Chairman Sheldon closed the public hearing at 7:57 P.M. Respectfully submitted, Rel-24144°74)644--771")1 Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Public Hearing - 1 September 17, 1986 - Page 2 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION SUBJECT: To consider an amendment to Figure 17.44-1 of the Village of Buffalo Grove Zoning Ordinance (Town Center Land Use Map) . September 17, 1986 Chairman Sheldon called the public hearing to order at 11:59 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Gal Mr. Rhodes Mr. Katz Commissioners Absent: Mr. Davis Mr. Krug Mr. Musfeldt Ms. Kaszubowski Also Present: Mr. Lieberman, Developer, Town Center Mr. Schwartz, Attorney, Town Center Mr. Taxman, Developer, Town Center Mr. G. Glover, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner Chairman Sheldon read the notice of the public hearing as published in the Buffalo Grove Herald and informed the audience of the format the meeting would take. She then swore in Messrs. Truesdell, Lieberman, Taxman and Schwartz. Mr. Truesdell stated this hearing was to amend the subdistricts within the B-5 Ordinance to accommodate this site. He used a map (contained in his memo to the Plan Commission of September 11, 1986 titled Amendment to Figure 17.44-1 of the Zoning Ordinance) . The public site contains the land acquired by the Village and is added on to the Town Center which will extend down to Church street. Mr. Truesdell will publish the map contained in the Zoning Book. Mr. Schwartz stated that at all times during the various meetings they felt it was the Village's determination they didn't want a straight roadway from Buffalo Grove Road through to Route 83 along Checker and were encouraged to make a different pattern. They were instructed to move their main drive to the location it is now. Their plan was based upon their meeting and input from the Village staff. This site will probably be the largest retail center in the Village. It is being proposed that the south entrance on Route 83 be moved north and not signalized They have made a great deal of effort to comply with what was asked of them. They felt they had addressed all points given them. They were not prepared to discuss the widening of Route 83 nor Lake Cook Road which was a new issue this evening. The developer will work to make whatever accommodations he is able to. Mr. Lieberman stated they are not able to widen Lake Cook Road and/or Route 83. Mr. Schwartz stated they wish to resolve all issues and they have to be done immediately. They have another public hearing with the Village Board on October 6, 1986 on this site. Mr. Taxman stated they are not the cause of the problem on Lake Cook Road. If they were going to be severely penalized trying to do something right than they should withdraw their plan and come in piece meal. Chairman Sheldon closed the public hearing at 12:35 A.M. Respectfully submitted, /„ 69 61— t Kathleen Comer Recording Secretary APPROVED BY: 11/P6461't----- Barbara Sheldon Chairman Buffalo Grove Plan Commission Public Hearing - 3 September 17, 1986 - Page 2 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION SUBJECT: Petition to the Village of Buffalo Grove for a Special Use in the R-7 Zoning District to operate a synagogue and Preliminary Plan Approval. (Congregation B'Nai Shalom) SUBJECT: To consider zoning in the B-5 Zoning District and Preliminary Plan Approval in the Village's designated Town Center with a Special Use for a mixed commercial/office occupancy and variances to the following sections of the Village's Development Ordinance: 16.50.030.D.13. ; 16.50.030.E.1.c. ; 16.50.040.C.3. ; 16.50.040.C.4. ; 16.50.040.D. ; 16.50.060.B.1.d. ; 16.50.060.B.7. ; 16.50.070.D. ; 16.50.080.A.1. ; 16.50.130.B.1. (Town Center) SUBJECT: To consider an amendment to Figure 17.44-1 of the Village of Buffalo Grove Zoning Ordinance (Town Center Land Use Map) . September 17, 1986 Chairman Sheldon called the regular meeting to order at 8:04 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Gal Mr. Rhodes Mr. Katz Commissioners Absent: Mr. Musfeldt Ms. Kaszubowski Mr. Davis Mr. Krug Also Present: Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Attorney Mr. G. Glover, Village Trustee Mr. J. Truesdell, Village Planner CONGREGATION B'NAI SHALOM Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes and unanimously carried that the Plan Commission recommend to the Village Board approval of a special use in the R-7 zoning district to operate a synagogue and preliminary plan approval for Congregation B'Nai Shalom as shown on the site plan dated August 22, 1986 subject to: 1. Installation of a curb enforcing right turn only on the east driveway 2. Donation of the right-of-way along Aptakisic Road 3. Continuation of the sidewalk through the driveway and also extension of the Aptakisic Creek culvert to accommodate a sidewalk to extend to the bike path 4. Street lights on Aptakisic Road. 5. Revision of grading near the water expansion area as required by the Village engineer. 6. Agreement to use the parking facility at Prairie School for overflow parking when necessary. 7. That it is the finding of the Commission that the application for special use meets the criteria in 17.28.040 of the Zoning Ordinance. The motion was amended, Commissioners Goldspiel ane Rhodes concur to include: 8. It is agreed by the Congregation that no activity in the building would start or end between 4:00 and 6:00 P.M. on week days until such time as Aptakisic Road improvements are made, except that on very limited special occasions the congregation provide adequate police traffic control in order to start or end events at that time, no more than 5 times a year. Mr. Raysa stated that the future expansion would not have to come before the Commission again. Moved by Commissioner Goldspiel, seconded by Commissioner Kaszubowski that the regular meeting be recessed at 8:17 P.M. and reconvened at 12:36 A.M. APPROVAL OF MINUTES Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes and unanimously carried that the Plan Commission defer the approval of the September 3, 1986 minutes until the next meeting. COMMITTEE & LIAISON REPORTS Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes and unanimously carried that the Plan Commission defer the Committee & Liaison Reports until the next meeting. TOWN CENTER Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes and unanimously carried that the Plan Commission defer consideration of the Town Center Proposal until the developer and staff have had a meeting to resolve the traffic issue and the developer has had time to work on the reflecting pond safety issue. Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes and unanimously carried that the Plan Commission defer all the Items C until discussion of Item B on the agenda. Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes and unanimously carried that the Plan Commission defer the rest of the agenda except public comments and questions until the next meeting. Buffalo Grove Plan Commission 1 Regular Meeting September 17, 1986 - Page 2 PUBLIC COMMENTS AND QUESTIONS A resident expressed his desire to have the other side of Buffalo Grove Road screened on the Wellington Hills site from this development. ADJOURNMENT Moved by Commissioner Goldspiel, seconded by Commissioner Gal, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 12:35 A.M. Respectfully submitted, 1,47f1/'"C) 11°L-12e‘/L--- Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Regular Meeting September 17, 1986 - Page 3 FINDINGS OF FACT SPECIAL USE CONGREGATION B'NAI SHALOM The Plan Commission has reviewed the Plan for Congregation B'Nai Shalom dated August 22, 1986. 1) The special use will serve the public convenience at the location of the �`;► subject � property; and the establishment, maintenance, and operation of ,.se. the special use will not be detrimental to or endanger the public health, safety, morals, comfort, or general welfare; and 2) The location and size of the special use, the nature and intensity of the operation involved in and conducted in connection with said special use, and the location of the site with respect to streets giving access to it, will be in harmony with the appropriate, orderly development of the district in which it is located; and 3) That 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; and 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 build- ings in accord with the zoning district within which they lie; and 5) Adequate utilities, access roads, drainage, and/or other necessary facil- ities have been or will be provided; and 6) Parking areas shall be of adequate size for the particular special use, which areas have been properly located and suitably screened from adjoin- ing residential uses, and the entrance and exit driveways to and from these parking areas are designed so as to prevent traffic hazards, elim- inate nuisance, and minimize traffic congestion in the public streets; and • 7) The special use in all respects conforms to the applicable regulations of the zoning district in which it is located. These findings are based on the following facts: 1) The plan conforms with all Village Ordinances. 2) The property was approved as a church site in the original P.U.D. 3) Full preliminary engineering and architectural plans have been submitted. 4) A' traffic analysis was conducted by the Village's Traffic Engineer. 5) Surrounding property in the Village is all publicly owned park land. VILLAGE OF BUFFALO GROVE PLAN COMMISSION RECOMMENDATION SUMMARY PROJECT: DOMINION SUBDIVISION LOT II MEETING DATE: October 15, 1986 MOVED BY: Commissioner Goldspiel SECONDED BY: Commissioner Davis Moved by Commissioner Goldspiel, seconded by Commissioner Davis that the Plan Commission recommend to the Village Board approval of the site plan for one story retail on the Grove Retail Center as shown on the site plan dated September 4, 1986 and the engineering drawing dated September 16, 1986 revised October 7, 1986 subject to: 1. Provision of a fire hydrant at the northwest corner of the site with adequate curbed area next to the last parking stall for this purpose. 2. Provision of a curb along the west property line, condition for variation of the Development Ordinance Section 16.10.050. 3. A variation be provided to allow the building within 25' of the setback from high water in the detention basin. Subject to review of the Village Engineer so that over land water passage is not impeded. AYES: Commissioners Goldspiel, Davis, Krug, Musfeldt, Kaszubowski and Rhodes NAYES: None ABSTAIN: None ABSENT: Gal and Katz The motion unanimously passed. FINDINGS OF FACT DEVELOPMENT ORDINANCE VARIATIONS The Plan Commission hereby makes the following findings related to the Town Center Associates plan for the Town Center dated August 28, 1986 and revised September 23, 1986. Sufficient evidence has been submitted by the developer through his sub- mission of complete engineering drawings (Preliminary Plan) and his testimony that the regulations of the Development Ordinance, if strictly adhered to, would cause hardship because of topographical conditions and other conditions peculiar to the Town Center regulations and variances as outlined below may be made without destroying the intent of the Development Ordinance: Section 16.50.030.D.13. Minimum ground cover over the sewer shall be 1.5 feet rather than 3.0 feet as long as RCP Class IV sewer pipe is used. This only applies to the area north of the ridge line as identified on Exhibit D of the P.U.D. Agreement. Section . 16.50.030.E.1.c. The oversized storm sewer pipe as identified in paragraph 21J providing detention for the park area shall be allowed to be constructed with a corrugated metal pipe as opposed to a reinforced concrete pipe subject to said pipe being privately maintained and a covenant shall be recorded to this effect. Section 16.50.040.C.3. Detention basin side slopes may be constructed at a 4 to 1 slope as opposed to a 6 to 1 slope. Section 16.50.040.C.4. Permanent ponds shall be designed pursuant to the Pre- liminary Engineering Plan as long as they are privately maintained and a covenant shall be recorded to this effect. Section 16.50.040.D. Buildings may be allowed to be built closer than 25 feet from the high water line, however, the vertical clearance of 2.5 feet shall be required. Section 16.50.060.B.1.d. and 16.50.060.B.7. No more than one residential build- ing shall be allowed to be served by one water service connection. Section 16.50.070.D. Public streets as depicted on Exhibit C-15 shall not be required to provide standard right of way. Pavement design for the public streets identified on Exhibit D-4 shall be in compliance with the Development Ordinance. All remaining public streets as depicted on Exhibit C-15 shall be built to private parking lot standards. The Developer hereby indemnifies the Village for any and all liability to any third party for personal injury or property damage and of any other responsibility for any public improvement within the development. The Village shall have an easement for the purposes of instal- lation and maintenance of private and public utilities, sidewalks/bicycle paths, street maintenance, snow and ice control, public safety access, related land- scaping and site lighting, signs, street furniture, and public access to publicly owned facilities. Said easement shall extend to the entire Property specifically excluding all privately owned buildings and a covenant shall be recorded to this effect. -1- FINDINGS OF FACT B-5 ZONING DISTRICT The Plan Commission hereby makes the following findings relating to the Town Center Associates plan for the Town Center dated August 28, 1986 and revised September 23, 1986. 1) The proposed development will not be significantly or materially detri- mental to or endanger the public health, safety or general welfare of the community. Substantial review was done regarding the physical . development of the property, a tax impact report was submitted relating to the TIF financing and it is determined that the revenue generated from this project will improve the economic well being of the Village. 2) The proposed Planned Unit Development will not be injurious to the use and enjoyment of other property in the immediate vicinity for the pur- poses already permitted nor will it diminish or impair property values within the neighborhood. The plan for a Town Center has been anticipated since 1972 at this location and the Village's Comprehensive Plan has been prepared to reduce or eliminate any negative effects and actually enhance the area. 3) The proposed Planned Unit Development will not impede the normal and orderly development and improvement of surrounding property since the surrounding property has been planned as part of the ultimate development of the Town Center. 4) The applicant has demonstrated that adequate sewer and water, access roads, drainage and other necessary facilities are present or will be provided by his submittal of full engineering documents pursuant to Village Ordinances. 5) The applicant has demonstrated that adequate means of ingress and egress designed to handle the traffic contemplated are present or will be pro- vided through submittal of a traffic study prepared by the Village Traffic consultant. 6) The proposed Planned Unit Development meets all the regulations of this Title except as may be specifically varied by the Corporate Authorities.