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1993-05-19 - Plan Commission - Minutes WORKSHOP MEETING BUFFALO GROVE PLAN COMMISSION May 19, 1993 School District 102, Proposed Middle School Prairie Road South of Brandywyn Lane Annexation With R-1 Zoning and Preliminary Plan -- Workshop #1 Chairman Silbernik called the meeting to order at 7:30 p.m. in Room 24, Buffalo Grove Park District Alcott Center, 530 Bernard Drive, Buffalo Grove, Illinois. Commissioners present: Chairman Silbernik Mr. Krug Mr. Rhodes Mr. Samuels Commissioners absent: Mr. Goldspiel ` Ms. Howard Mr. Rosenston Ms. Genell Mr. Berman Also present: Dr. Douglas Parks, Superintendent, School District 102 Ms. Heather Brickman, Attorney for School District 102 Mr. Lee Brockway, Fanning/Howey Associates Mr. Gerald Moons, School District 102 Ms. Fredi Schmutte, School District 102 Mr. Charles Cohen, District 102 Mr. Charles Hendricks, Village Trustee Mr, Robert Pfeil, Village Planner APPROVAL OF MINUTES - None COMMITTEE AND LIAISON REPORTS Commissioner Krug stated he attended the Village Board meeting of May 12 , 1993 and the following items were discussed: 1. Approval of annexation and zoning of the Indian Creek property 2 . A new bike path connecting Buffalo Grove's commuter rail site south across Lake Cook Road into Wheeling was presented by John Green. Buffalo Grove Plan Comm-Regular Meeting-May 19, 1993-Page 1 II SCHOOL DISTRICT 102, PROPOSED MIDDLE SCHOOL, PRAIRIE ROAD SOUTH OF BRANDYWYN LANE, ANNEWION WITH R-1 ZONING AND PRELIMINARY PLAN -- WORKSHOP #1 Dr. Douglas Parks, Superintendent of School District 102, stated that long range planning goals were initiated in January, 1992 to identify the most urgent needs of the district. One of the most important goals identified was to provide sufficient space for the growing enrollment in the district. Dr. Parks stated that the facility committee recommended a referendum be held for the construction of an $8.5 million facility to house 650 children. That referendum was successful and property was acquired at 22488 and 22440 Prairie Road for construction of the proposed school. Dr. Parks further stated that their goal is to get the new school on line by the 1994-1995 school year. That allows for only twelve months of construction. Heather Brickman, counsel for District 102, stated that school district properties are owned by the state government and construction of schools buildings is governed by extensive and specific state regulations. These requirements will be reflected in the ultimate engineering plans. In addition the District is seeking the input of the community and specifically the Plan Commission for the construction and layout of the school. She noted that to this end they have already had several meetings with community members and revisions to the plans have been made pursuant to those meetings. Mr. Lee Brockwayof Fannin Howe Associates reviewed the Fanning/Howey preliminary site plan and traffic flow noting the separate staff and parent parking and bus parking. He noted that there will be 66 parking spaces provided as well as parking for 9 buses which could accommodate 2 cars per bus parking area for additional parking when not being used by the buses. This brings the parking total to 85 spaces. Mr. Brockway stated that there would be approximately 50 employees in the building. Mr. Brockway noted the north side of the plan would be bermed and landscaped which was a result of community input requesting such visual screening. Mr. Brockway stated that the building area is a total of 80, 187 square feet with a footprint of 59,802 square feet. He stated that there are some existing buildings on the site which they plan to ultimately remove. However, one of the buildings will be used by the contractor during the construction period. The plan also shows two softball fields which may be modified to reflect only Buffalo Grove Plan Comm-Regular Meeting-May 19, 1993-Page 2 one softball field since the recent tree survey has noted that many of the trees in that area can be saved and maintained. This area would then be used as a picnic and nature study area. Mr. Brockway further noted that the amount of paving provided on the plan is 77,250 square feet, the drive in parking is 8,500 square yards and the playgrounds provide an additional 10, 000 square feet of paving. Mr. Brockway stated that the building would be two stories with an elevator and three stairways. He also noted that the building would have a carefully designed exterior with a pitched roof in keeping with the residential character of the neighborhood. He further noted that there would be community participation in the selection of landscape materials, brick colors, shingle colors and so on that will be acceptable to the community. He indicated that all construction access would be from Prairie Road. Dr. Parks stated that their major goal is to have the annexation process completed as soon as possible as they would like to break ground somewhere between July 15 and August 1, 1993 . Commissioner Krug asked if a tree survey has been done. Dr. Parks stated that the tree survey has not been completed, but it seems that some trees on the site may be desirable and should be maintained. Commissioner Krug asked if the house which is to be used by the construction company would be removed after construction. Dr. Parks stated this house would be removed and that the Village Fire Department has requested that the two houses be used for training purposes. Commissioner Krug asked what the land plan calls for in this area. Mr. Pfeil stated that the Village's Comprehensive Plan designates this area for single family residential use. He noted that the Zoning Ordinance lists schools as special uses in residential Districts. Commissioner Krug asked if Mr. Carmignani had reviewed the plan. Mr. Pfeil stated that Mr. Carmignani has not as yet reviewed the plan. Commissioner Krug noted that the school driveway on the west side of the site should be aligned with Carlyle Lane on the north side of Brandywyn Lane. Dr. Parks noted that this discussion had been held previously and Buffalo Grove Plan Comm-Regular Meeting-May 19, 1993-Page 3 they had been under the impression that the present alignment would be acceptable. He said residents of the Carlyle development had expressed a strong preference that the road into the school site not be aligned with Carlyle Lane. Commissioner Krug noted that the Village has always aligned streets at intersections wherever possible. Dr. Parks stated that the present alignment allows for the landscaping which was requested by the local residents and it further allows more use of the site and a better flow for the staff parking lot and bus area. Mr. Pfeil noted that part of the reason for the existing alignment is that residents on the north side of Brandywyn had indicated that the offset street design would lessen the impact from traffic on their homes and allow better landscaping on the school property directly across from their homes. Commissioner Krug asked what the estimated population of the school would be. Dr. Parks said that the school is designed for 650 children. He indicated that this population is the highest demographic projection, and it is likely that a smaller population will use the school. Commissioner Krug asked where the water and sanitary service connections will be made. Mr. Pfeil stated the connections would be on Brandywyn Lane. Commissioner Krug asked if sidewalks would be provided. Mr. Brockway stated that a sidewalk would be constructed along Brandywyn Lane. Mr. Pfeil noted that an 8-foot sidewalk is planned for the west side of Prairie Road which would be an extension of the existing sidewalk built for the Carlyle development. Commissioner Rhodes asked if one of the ballfields depicted on the sit eplan would be removed and if that ballfield would be for school use only. Dr. Parks affirmed that one of the ballfields would be removed in order to maintain the existing trees. He further noted that all the ballfields and the facility are open to the Park District when not in use and would be maintained by the School District. Commissioner Rhodes asked what, if any, plans have been made for the future building addition. Buffalo Grove Plan Comm-Regular Meeting-May 19, 1993-Page 4 Dr. Parks stated that one of the issues for the school district has been to assure that site and school would be expandable to accommodate additional students if enrollment exceeds current projections. Therefore, using the highest current projections, the school is being designed with the possibility of adding 16 more classrooms if necessary. �./ Commissioner Rhodes stated his concern that there is not sufficient parking for the site. He further noted that the bus parking area does not have sufficient width to allow double parked cars to pull out. He asked if the detention area would be wet or dry and if there would be any rooftop mechanicals. Mr. Brockway stated that the detention area would be dry and that there would be no roof mechanicals since a special mechanical deck has been provided for those facilities. Commissioner Rhodes asked what the height of the two-story structure would be. Mr. Brockway stated that the floor line would be approximately 10 feet floor to floor and the eave line would be approximately 18 feet. Mr. Pfeil stated that the ordinance allows for a maximum height of 35 feet a residential district. Mr. Brockway stated that they are within that range. Commissioner Rhodes stated that he would like to see Carlyle Lane go straight through for safety purposes. He asked if the building would have sprinklers and where the fire doors would be located. Mr. Brockway noted that the building would have sprinklers and noted the locations of the fire doors and exits from the structure. Commissioner Rhodes asked if the Fire Department has reviewed this plan. Mr. Pfeil stated that they have not given any official comments as yet but comments would be available for the public hearing. Mr. Brockway stated that they had met with the Fire Department in order to discuss the exiting and internal circulation of the building as well as the safety requirements of the building. The second meeting was held to discuss location of fire hydrants and fire equipment access. He further noted that they would be meeting with the Fire Department again as more details became available. Buffalo Grove Plan Comm-Regular Meeting-May 19, 1993-Page 5 Commission Samuels asked how the parking requirements of the school compares with the requirements under the Village ordinance. Mr. Pfeil Stated that the Village Ordinance uses an employee factor for,parking based on one parking space per employee at an elementary school. He commented that the School District should discuss peak parking demand situations such as special events, and he indicated that it is unlikely that the on site parking can handle the demand for peak parking events. Dr. Parks stated that there is no school that would have enough parking for evening special events and activities. Commissioner Samuels noted that in deference to community preference it might be advisable to perhaps split certain programs into two nights instead of one in order to help out the parking situation for the residents. Dr. Parks noted that they do try to split the children's programs over a two night period whenever possible. However, there are certain events which areimpossibleto split and will cause a p parking problem at any school location. Commissioner Samuels asked what kind of setback requirement exists for the school. Mr. Pfeil noted that the basic building setback is 40 feet and that this building exceeds the 40-foot standard. He further noted that there is no specific landscaped setback standard from a street in residential districts. Dr. Parks noted that the traffic plan for this school is one of the best that he has seen at any school as it does separate student pickup/drop off from both employee and bus parking and it does have two separate entrances. Commissioner Samuels stated that he generally agrees with Dr. Parks, however, it does seem that there may not be enough parking available for evening use of the gym and softball and playground areas. Dr. Parks noted that the ordinary after school activities at their other schools is quite sufficient at present. He further noted that if there is a program planned for the fifth grade, the sixth grade is not included and the parking would therefore tend to be sufficient. Commissioner Samuels noted that if Carlyle Lane is to be a street, he would agree with the other commissioners that it should line up with the school driveway. He also asked if the detention area could be moved further west in order to allow Carlyle Lane to go through. Buffalo Grove Plan Comm-Regular Meeting-May 19, 1993-Page 6 Dr. Parks noted that they would take this suggestion into consideration. However, he stressed that this site plan has been designed after a great deal of dialogue with the residents of the area and with Village personnel. Chairman Silbernik noted that it is necessary to look ahead to the future and try to plan the most effective street design for the long range. He noted that streets that are lined up are by far easier to for traffic movements and maintenance operations. Commissioner Samuels what information and demographics were used to determine that 650 children would be the maximum population needs for a school. Dr. Parks noted that they used data from a number of sources including the Village's land use and housing projections, demographic data from the Northeastern Illinois Planning Commission, and a specific study by Dr. John Kasarda, a demographer. He noted that Dr. Kasarda prepared the Stevenson High School projections that were used recently to analyze future needs for the high school. Concerning District 102, the conclusion based on all available information and analysis is that the highest projection is 2600 students. He further noted that the highest possible number of students in this grade level would be 650. Therefore, the school is designed to house that number of students and is capable of having 16 additional classrooms. He further noted that there is also additional green area available on the site if additional space is still needed. Dr. Parks stated that they have made sure that they have the capacity to accommodate projected demand. Commissioner Samuels noted that he would like to see some of the reserved land used for additional parking. Mr. Brockway stated that shifting the detention area to the west in order to allow Carlyle Lane to go through will prevent any parking expansion in that area. Commissioner Samuels stated that some parking could be relocated to the east at the tree area. He also noted that by shifting the detention area to the west and having Carlyle Lane go straight through, there may be some extra parking spaces created on the west side of the street. Chairman Silbernik asked if all children are bussed to the school. Dr. Park stated that some children living within a certain distance from the school would not be bussed. Chairman Silbernik would like to have some traffic counts done to check how many cars are parked in front of schools at the present Buffalo Grove Plan Comm-Regular Meeting-May 19, 1993-Page 7 time waiting for school pickups. He noted that this is a day to day occurrence at the Willow Grove and Pritchett school locations. Dr. Parks noted that there is more auto traffic at the lower grade level schools and that a more comparable site would be another fifth and sixth grade level school such as Ivy Hall. Chairman Silbernik also stated that there may be a possibility of having the street curve toward the north end and having it match up with Carlyle so that use of the detention area would not be entirely lost. He noted that the offset street would cause long term problems particularly with growth on the south end of the site. David Feltman, 56 Carlyle Lane, stated that there are only 28 homes on Carlyle Lane which is a loop street that does not serve any traffic except for part of the Carlyle subdivision. He noted that there is very little traffic coming in and out from Carlyle Lane. He further noted that even with new subdivisions south of the proposed school, lining up the street will not matter as very few of these cars need to enter Carlyle Lane. Lining up the street would create more traffic and significantly increase j the safety problems of the children living in the cul-de-sac and playing on the streets and front lawns. Commissioner Samuels asked if there is any particular reason the detention area was located on the west side of the property instead of the east side. Mr. Brockway noted that there is pipe access on the northwest side of the property that is needed for connection to the Village's stormwater system. Chairman Silbernik noted the following items need to be addressed for the next workshop: 1. Engineering information 2 . Tree survey and preservation plan 3 . Street alignment analysis for Carlyle Lane 4. Sidewalks along Brandywyn Lane and Prairie Road 5. Parking evaluation, particularly relating to after school pickups 6. Verification of dual width driveway on main parking lot 7. Notation of driveway sizes 8. Verification of outdoor lighting for building and parking Buffalo Grove Plan Comm-Regular Meeting-May 19, 1993-Page 8 areas Mr. Brockway verified that the two story building height would be 28 feet. Michelle Hurwitz, 2190 Brandywyn, stated that she opposes the alignment of the west road on the school site with Carlyle Lane due to concern for children playing in the area. She further stated that she is not in favor of having this street become a major intersection. She said that most of her concerns about aesthetics and visual impact of the school development are addressed by the proposed berming and landscaping. She noted that by offsetting the street from Carlyle Lane, a much longer turnaround has been created for parents to pick up and drop off children. She said that visual and aesthetic qualities of the plan would be destroyed by creating more parking. She further noted that she would not mind having a great deal of parking on the neighborhood streets on those few nights when special programs are held as long as the early morning and afternoon traffic disruptions are kept to a minimum which seems to be possible with the present plan. Commissioner Samuels noted that if Carlyle Lane were lined up the Village would be able to do a traffic count and see if a stop sign is warranted. This would reduce concerns with traffic and speed through the neighborhood. Chairman Silbernik stated that the need to have streets lined up and the need to have Carlyle go straight through would help promote non-isolation of the community, non-isolation of developments, integrated neighborhoods, and traffic moving from one neighborhood to another, and being able to move so safely. From a safety and maintenance standpoint it is a much better idea for the streets to line up. Commissioner Rhodes asked why there are two separate playgrounds shown on the site. Dr. Parks stated that the playgrounds are separated to avoid any large congregation of children at one time. Commissioner Samuels asked if there would be any basketball courts. Mr. Brockway stated that since there is approximately 10, 000 square feet of paved area, basketball courts could be accommodated. Chairman Silbernik asked about the date for the second workshop. Mr. Pfeil commented that District 102 has requested June 16th as the public hearing date at the Plan Commission so that the Village Buffalo Grove Plan Comm-Regular Meeting-May 19, 1993-Page 9 Board could consider the annexation of June 21st. He said that the June 2nd Commission agenda already has two major items scheduled. He indicated that June 9th is the only available date for the second workshop if the District is to maintain its schedule for Village Board approval. Dr. Parks said it is very important that the June 21st date for annexation by the Village Board be maintained, and a second workshop on June 9th is acceptable to the School District. Chairman Silbernik directed staff to work with District 102 officials in preparing for the June 9th workshop. Chairman Silbernik noted that tonight's meeting lacked a quorum for an official Plan Commission meeting, and he adjourned the meeting at 8:50 P.M. Respectfully sub ted, Fay Rubin, /tecgrding Secretary APPROVE MARTIN SILBERNIK, Chairman Li Buffalo Grove Plan Comm-Regular Meeting-May 19, 1993-Page 10