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1986-07-02 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Congregation B'Nai Shalom (Villas of Buffalo Creek, Lot 9004) Transportation Workshop Plats of Dedication (Arlington Heights & Dundee Roads) July 2, 1986 Chairman Sheldon called the regular meeting to order at 7:35 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel - left at 8:58 P.M. Mr. Davis Mr. Krug Mr. Musfeldt Mr. Laskie Ms. Kaszubowski - arrived at 7:37 P.M. Mr. Rhodes Commissioners Absent: Mr. Gal Also Present: Mr. C. Nochunson, Congregation B'Nai Shalom Mr. M. Menn, Architect Congregation B'Nai Shalom Mr. G. Cawn, Architect, Congregation B'Nai Shalom Mr. G. Glover, Village Trustee Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Moved by Commissioner Goldspiel, seconded by Commissioner Laskie, to approve the Regular Meeting minutes of June 4, 1986 as amended. Approval was unanimous in favor with Commissioner Davis abstaining and the motion passed. Moved by Commissioner Musfeldt, seconded by Commissioner Goldspiel, td approve the Klefstad Public Hearing minutes of June 4, 1986 as amended. Approval was unanimous in favor with Commissioner Davis abstaining and the motion passed. Moved by Commissioner Musfeldt, seconded by Commissioner Goldspiel, to approve the Old Farm Village II Public Hearing minutes of June 4, 1986 as amended. Approval was unanimous in favor with Commissioner Davis abstaining and the motion passed. Commissioner Kaszubowski arrived. COMMITTEE & LIAISON REPORTS 1 None CONGREGATION B'NAI SHALOM Commissioner Krug stated that he is friends with the architect and would not participate in the discussion of this project. Mr. Cawn stated they have purchased Lot #9004 in the Villas of Buffalo Creek Subdivision which is a 2.5 acre site east of Arlington Heights Road on Aptakisic Road zoned R-7. They were at the meeting to discuss acquiring a special use permit for building a temple facility on this site and to review their plan. The congregation is currently a resident of Buffalo Grove leasing space in the Buffalo Grove Community Center. It is their temporary home and they intend to build their own building in this community. The property is 403' on the north and 270' on the south. Their site is bordered on the east by a portion of the flood plain. They will enter the site off of Aptakisic Road. The north section will contain their parking. The code requires 96 and they are proving 99 parking spaces and a loading berth. In addition, they will have 3 handicap parking spaces. Open space will occupy 51% of the site. There will be 8 class rooms in the north wing of the facility and they have plans to add 3 additional class rooms in the distant future as their congregation grows. There are 207 active families in the congregation now and it is anticipated that the membership will increase to approximately 240 families. This is a conservative/traditional congregation which means a very large majority of the members will walk to the services on high holidays. There are 3 major spaces in the south wing, the multi-purpose room, sanctuary and social hall. The sanctuary has 256 seats. The social hall will have a capacity of 250 people. The multi-purpose room, social hall and sanctuary can accommodate a total of 800 people. They have made provisions for, but do not anticipate this volume. Approximately 51% of their membership live within walking distance to the site. Approximately 70% of their congregation lives in Buffalo Grove. Mr. Truesdell received a copy of a letter to Mr. Silverberg from Dr. Willard of District 96 stating they would allow for overflow parking at Prairie School on the High Holidays. The school is closed on these days. It is approximately 400' from Prairie School (if one were to walk along the sidewalk) to the facility. Mr. Truesdell will find out how many spaces are available in the school lot. Mr. Cawn stated their building is approximately 75' from the edge of the property to the bike path which they will have to put in. On a typical Friday night there are 150 people who attend services. Commissioner Davis was concerned with the parking. Aptakisic is a high speed, highly traveled road. Buffalo Grove Plan Commission Regular Meeting July 2, 1986 - Page 2 Mr. Nochunson agreed they would arrange for policemen during those times of the year that a problem with parking and traffic could occur to make sure there is no problem. Mr. Cawn showed renderings of the building's sides, front and rear. Mr. Menn stated from the south elevation of the building it is over 300' to the southern homes. They are 125' from the edge of the parking lot to the edge of their building. To the east is vacant road. They will screen around their site. Landscaping along the perimeter will receive primary attention. In response to a question from Commissioner Goldspiel, Mr. Cawn stated the code requires a 25' setback from the high water mark. This plan does not meet this requirement. They are within 2' or 3' of the high water mark. They did not uncover this requirement until shortly before the meeting. The portion of their building that is in question is 2.5' above the high water mark. They are requesting that the application be amended to include a variation on the 25' setback from the high water line. There will be no nursery or play school on this site. There will be Hebrew school. Mr. Truesdell stated the Village Engineer has not made a recommendation on this site because the engineering plans have not been received. The required compensation can be provided on the south end of the site. However, with the filling that is being done on the flood plain to raise the site, it would not be able to reach the 25' setback. Commissioner Goldspiel felt the plan was too much on too little ground. The ingress/egress is not sufficient and he is concerned with the number of cars if Aptakisic Road should be widened along with the internal circulation. He said the staff should consider whether a left turn lane would be needed on Aptakisic Road. Mr. Cawn stated they are concerned with the daily Hebrew school egress. Mr. Nochunson stated there would be early morning services (8:00 a.m.) a few days a week which will be attended by approximately 15 people. Hebrew classes run from 4:00 P.M. to 6:00 P.M. and 6:00 P.M. to 8:00 P.M with the exception of Friday. There would be no recreational facilities on the site. They use the JCC at Irving School for that. Mr. Truesdell will send this plan to the traffic consultant for his opinion. It was noted that the parking stalls are of standard size. Mr. Cawn noted their civil engineer had looked at the plan and spoken to Mr. Kuenkler who had stated there will not be a problem meeting the codes. Commissioner Laskie was concerned with the traffic. He felt some precautions should be taken regarding the water reaching the building in a severe storm even though it is 2' to 3' above the high water line. Mr. Truesdell noted the 25' setback was varied for a development from 25' to 20' and also at the Corporate Grove to allow water up to the building for lake features. Buffalo Grove Plan Commission Regular Meeting July 2, 1986 - Page 3 Mr. Cawn stated they will take precautions to water proof the building. There is a difference between a 100 year rain which comes for only a day or two and a 100 year flood which continues for a period of days. Commissioner Musfeldt was concerned with the water line and the traffic flow. Also with ingress and egress from the site. Commissioner Goldspiel cannot live with the water coming within 2' or 3' of the building. He also felt that there was a problem with dropping students off in the parking lot. Mr. Cawn stated his client did not want all of the parking in front of the building. They are concerned with the slope of the land and the possibility of extending the drive behind the building which would slope down and be dangerous during wet conditions. Mr. Truesdell stated that this plan could come back to the Commission for another workshop, if everything is accomplished in a timely fashion, on August 6, 1986. Chairman Sheldon, with the Commission's concurrence, moved up Item C on the Agenda. PLATS OF DEDICATION (ARLINGTON HEIGHTS AND DUNDEE ROADS) Moved by Commissioner Krug seconded by Commissioner Davis that the Plan Commission recommend to the Village Board approval of of the Plat of Dedication for Arlington Heights and Dundee Roads dated May 7, 1986 and that the heavy lines be extended all around the area that it partially denotes. AYES: Goldspiel, Davis, Krug, Musfeldt, Laskie, Kaszubowski and Rhodes NAYES: None ABSTAIN: None ABSENT: Gal The motion passed 7 - 0. Moved by Commissioner Musfeldt seconded by Commissioner Davis that the Plan Commission recommend to the Village Board approval of of the Plat of Dedication for Arlington Heights and Dundee Roads dated May 22, 1986. Discussion: The motion was amended, with Commissioners Musfeldt and Davis concurring, by Commissioner Goldspiel to state "that the heavy lines be included and Angle #4 be pointed to the right location". AYES: Goldspiel, Davis, Krug, Musfeldt, Laskie, Kaszubowski and Rhodes NAYES: None ABSTAIN: None ABSENT: Gal The motion passed 7 - 0. Buffalo Grove Plan Commission u vl r_ �� i-gPaQe_4 CHAIRMAN'S REPORT Chairman Sheldon thanked Mr. Laskie for his service on the Commission noting that this was his last meeting. He has submitted his resignation from the Commission and is moving out of the area. Chairman Sheldon stated that there will be a meeting at President Clayton's home on July 23, 1986 of the Commission. Chairman Sheldon attended a meeting with the Klefstad developer and the Village attorney stated that Klefstad could come back to the Commission and the Commission could reconsider their motion without another public hearing. Prior to that meeting they would submit a new packet. Commissioner Goldspiel left the meeting. TRANSPORTATION WORKSHOP Mr. Truesdell had submitted material for review by the Commission in their packet on this issue. Commissioner Krug felt that Lake/Cook and Milwaukee Roads as well as Arlington Heights and Milwaukee Roads were traffic problems. He suggested something should be done immediately before the traffic is dead locked. Left hand turns are eliminated in North Detroit. You go through the intersection, make a "U" turn going back to the intersection and make a right turn onto the roadway. If there is no traffic you can make a left turn on a red light at an intersection. He suggested the roadways be expanded to accommodate this principle. Commissioner Davis stated that there should be right hand turn lanes on Arlington Heights Road to go down to Lake Cook Road, Arlington Heights Road and Dundee Roads and Buffalo Grove Road and Lake Cook Road. Chairman Sheldon inquired as to when the lights on Lake Cook Road would be timed. Chairman Sheldon suggested that when surrounding municipalities have a major site up for discussion, that Buffalo Grove be amply represented at their meetings. In response to Commissioner Krug, Mr. Truesdell noted that an updated bike path plan is not available at this time. Buffalo Grove Plan Commission Regular Meeting July 2, 1986 - Page 5 ADJOURNMENT Moved by Commissioner Davis, seconded by Commissioner Musfeldt, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 9:17 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Crlifier4— Barbara Sheldon Chairman Buffalo Grove Plan Commission Regular Meeting July 2, 1986 - Page 6