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1993-06-16 - Plan Commission - MinutesT - i REGULAR MEETING BUFFALO GROVE PLAN COMMISSION June 16, 1993 School District 102, Proposed Middle School, Prairie Road South of Brandywyn Lane - Annexation With R-1 Zoning and Preliminary Plan Indian Creek - Final Plat Acting Chairman Rhodes called the meeting to order at 8: 15 p.m. in Room 9, Buffalo Grove Park District Alcott Center, 530 Bernard Drive, Buffalo Grove, Illinois. Commissioners present: Acting Chairman Rhodes Mr. Krug Ms. Howard Mr. Rosenston Mr. Samuels Ms. Genell Mr. Berman Commissioners absent: Chairman Silbernik Mr. Goldspiel Also present: Ms. Heather Brickman, Attorney for School District 102 Mr. Lee Brockway, Fanning/Howey Associates Mr. Charles Cohen, School District 102 Mr. Gerald Moons, School District 102 Mr. Donald Manhard, Manhard Associates Dr. Douglas Parks, Superintendent, School District 102 Mr. Gregory Boysen, Buffalo Grove Director of Public Works Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES - None COMMITTEE AND LIAISON REPORTS Commissioner Berman said that he attended the Village Board meeting on June 14, 1993 and noted discussion on the following items: 1. Proposed plan and annexation for the Speedway station was approved; Buffalo Grove Plan Comm-Regular Meeting-June 16, 1993-Page 1 i I 2 . Rolling Hills annexation was deferred until June 21, 1993; 3 . Daube Company, Special Use in an Industrial District for retail sales was referred to the Plan Commission. SCHOOL DISTRICT 102 . PROPOSED MIDDLE SCHOOL. PRAIRIE ROAD SOUTH OF BRANDYWYN LANE - ANNEXATION WITH R-1 ZONING AND PRELIMINARY �./ PLAN Moved by Commissioner Rosenston, seconded by Commissioner Berman to recommend approval to the Village Board for annexation with PP g zoning in the R-1 One-Family Dwelling District, approval of a Special Use for an elementary school and approval of a Preliminary Plan, incorporating Exhibits A through D, subject to: 1. 8-foot bikepaths being provided around the perimeter of the site, including Brandywyn Lane, Prairie Road and the proposed collector street; 2 . A bikepath being provided in the southeast corner of the site connecting to the sidewalk along Prairie Road, to be provided in the initial part of the school construction. Commissioner Rosenston asked for comments by the Commission as to whether to include construction of the collector road to the south line of the site. Commissioner Howard stated that she would be willing to defer finishing the collector road if it would be an economic hardship to the School District. Commissioner Berman concurred with Commissioner Howard and noted that the money would be better used for school facilities and education. Commissioner Rosenston stated that he does not feel it is fair to burden the developer to the south or have the taxpayers to pay to finish the road. Commissioner Samuels noted his disagreement with Commissioner Rosenston's statement saying that Mr. Pfeil had noted that it would probably be part of an annexation agreement that the Village would require the developer to build the road in addition to making Title 19 school contributions. Therefore, it would be spread across the homes that would be built by the developer. Commissioner Rosenston noted he would not include road completion as part of the motion. Commissioner Samuels asked if there is a disagreement between what the school is planning and what the motion is calling for. Buffalo Grove Plan Comm-Regular Meeting-June 16, 1993-Page 2 Dr. Parks noted that there is a disagreement concerning the timing of construction of the southeast bikepath. He asked that some leeway be extended to the School District to determine when and where a bikepath is needed. Commissioner Rosenston amended his motion to state that the recommendation is subject to agreement by District 102 to provide a bikepath for access to the southern boundary of the property when needed and where appropriate. Commissioner Rosenston noted that he wants the record to reflect that he is against burdening the developer to the south of the school site with the construction of the portion of the future collector street that will not be built as part of the school project. Commissioner Samuels commented that the School District has worked extensively and rapidly with the Plan Commission and has listened to the comments of both the Commission and the public and have addressed all the items required by the ordinance. He stated that this project is something needed in the Village and he will certainly endorse the project. Acting Chairman Rhodes noted his concern with not having a bikepath going from Prairie Road west to the school. He noted he would prefer to have this bikepath installed at the onset of the project. Commissioner Genell thanked the School District for coming before the Plan Commission and approaching the project on such a comprehensive level. Commissioner Howard stated that this is a very good plan and she particularly likes the separation of bus parking from the parent pickup parking area. Commissioner Krug asked if right-of-way for the collector street would be dedicated. Mr. Pfeil stated that the right-of-way will be dedicated. Commissioner Krug asked if it would then be the Village's responsibility to maintain the stub. Mr. Pfeil noted that nothing would be built beyond what the school needs for access to the parking lot and the school and the Village will need to work out the maintenance of the area. Vice Chairman Rhodes called for a vote on the motion and the vote was as follows: AYES: Krug, Rhodes, Howard, Rosenston, Samuels, Genell, Berman Buffalo Grove Plan Comm-Regular Meeting-June 16, 1993-Page 3 NAYES: None ABSTAIN: None ABSENT: Goldspiel, Silbernik The motion passed 7 to 0. INDIAN CREEK - FINAL PLAT Moved by Commissioner Samuels, seconded by Commissioner Howard to recommend approval to the Village Board of the Indian Creek Final Plat dated June 1, 1993, two pages, subject to staff comments regarding requirements. Mr. Pfeil stated that the Village Engineer has indicated that the plat closes properly and is consistent with Plan Commission approval of the Preliminary Plan. Acting Chairman Rhodes called for a vote on the motion and the vote was as follows: AYES: Krug, Rhodes, Howard, Rosenston, Samuels NAYES: Genell ABSTAIN: Berman ABSENT: Goldspiel, Silbernik CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil said there would be a meeting on July 7, 1993 concerning the Daube Company petition to have a retail operation in the Industrial District and the proposed plan to add a parking lot south of the existing parking area of the Malnati Pizzeria on Buffalo Grove Road. STAFF REPORT - None NEW BUSINESS Commissioner Samuels noted that the graffiti on the walls of the stormwater facility on the northwest corner of Lake Cook Road and Arlington Heights needs to be corrected. ADJOURNMENT Moved by Commissioner Berman, seconded by Commissioner Samuels and Buffalo Grove Plan Comm-Regular Meeting-June 16, 1993-Page 4 carried unanimously to adjourn. Acting Chairman Rhodes adjourned the meeting at 8:35 p.m. Res ctfully s bmitted., Fa Rub' ,fecording Secretary APPR ED BY: DU TY ODES, Acting Chairman Buffalo Grove Plan Comm-Regular Meeting-June 16, 1993-Page 5 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION June 16, 1993 School District 102 Middle School Prairie Road/Brandywyn Lane Acting Chairman Rhodes called the meeting to order at 7: 30 p.m. in Room 9, Buffalo Grove Park District Alcott Center, 530 Bernard Drive, Buffalo Grove, Illinois and read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the format of the meeting and swore in persons who were giving testimony at the public hearing. Commissioners present: Acting Chairman Rhodes Mr. Krug Ms. Howard Mr. Rosenston Mr. Samuels Ms. Genell Mr. Berman Commissioners absent: Chairman Silbernik Mr. Goldspiel Also present: Ms. Heather Brickman, Attorney for School District 102 Mr. Lee Brockway, Fanning/Howey Associates Mr. Charles Cohen, School District 102 Mr. Gerald Moons, School District 102 Mr. Donald Manhard, Manhard Associates Dr. Douglas Parks, Superintendent, School District 102 Mr. Gregory Boysen, Buffalo Grove Director of Public Works Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit A: Site Layout Plan dated June 15, 1993 Exhibit B: Site Grading Plan dated June 15, 1993 Exhibit C: Landscape Plan dated June 15, 1993 Exhibit D: Engineering Plan dated June 15, 1993 Buffalo Grove Plan Comm-Public Hearing-June 16, 1993-Page 1 Ms. Heather Brickman stated that the School District will present the plans as revised after previous workshops with the Plan Commission. Mr. Brockway, Fanning/Howey Associates, reviewed the site layout plan depicting the location and driveways of the proposed plan. District 102 is proposing to construct a new school south of the Carlyle subdivision at the southwest corner of Brandywyn Lane and Prairie Road on approximately 12.5 acres. Access to the site will be provided by two connections to Brandywyn Lane. At the west end of the site the north/south driveway serves the staff and bus parking which separates the parent pickup from bus traffic. He further noted that per request of the Plan Commission, the location of the houses immediately adjacent to the proposed school site have now been included on the site layout plan. The trees in the northeast section of the site have been noted and as many as possible will be saved. Mr. Brockway reviewed the site grading plan noting the locations in the north, east and west portions of the site where the three stormwater detention areas will be provided. He stated that the detention area shown at the northeast corner may require some of the trees in that area to be removed. He stated that stormwater flows to the north on the site and sufficient detention has been provided for future expansion of the school if needed. Mr. Brockway also reviewed the overall landscape plan and stated that all plant materials have now been indicated on the plan. He noted that screening of the bus parking area from the residents to the north has been a key consideration. Mr. Brockway noted that an 8 foot wide sidewalk is now shown on Prairie Road and the District is continuing discussions for the development of a bikepath from Prairie Road west to the school. He also stated that the walk in front of the building has now been widened to 8 feet along the entire front of the school and will be shown as such on the plan. He noted that the issues concerning the Plan Commission have now been addressed and incorporated into the revised plan. Mr. Donald Manhard, Manhard Associates, stated that the majority of the storm drainage on the site drains to the west to one large basin and will be released from a pipe to be installed at Brandywyn and this leads to the Carlyle subdivision and goes through the Woodlands at Fiore and to the detention basins there. The pipes at Carlyle are sized to adequately to handle this flow. Mr. Brockway stated that storm drainage in the northeast section of the site will be sized to ensure adequate depth and capacity for that area. Buffalo Grove Plan Comm-Public Hearing-June 16, 1993-Page 2 Mr. Manhard stated that the sanitary sewer will connect to the Village system and meets all the standards of the Village requiring no variations. Ms. Brickman stated that the requested zoning and plan approval meet the requirements of the Zoning Ordinance for a Special Use, and she asked Mr. Brockway to testify concerning the following criteria: 1. The special use will serve the public convenience at the location of the subject property. 2 . The location and size of the special use, the nature and intensity of the operation involved in or conducted in connection with said special use, the size of the subject property in relation to such special use, and the location of the site with respect to streets giving access to it, shall be such that it will be in harmony with the appropriate, orderly development of the district in which it is located. Mr. Brockway stated that the plan meets the criteria noting that the exterior elevation of the proposed building with its pitched roof and residential character is in accordance with the ordinance and is compatible with the neighborhood. He further noted that the colors to be used in the building materials will also be in accord with the surrounding neighborhood. He indicated that safe turning radii and widths for bus turnaround have been provided for the proposed collector street located at the west end of the site. Ms. Brickman asked Mr. Brockway to address the next Special Use standard: 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 hinder, or discourage the development and use of adjacent land and buildings in accord with the zoning district within which they lie. Mr. Brockway stated that they have invited and received participation from the neighbors and members of the community for participation in the planning of the proposed site plan. He noted that every effort has been made to provide adequate screening of parking areas as requested by residents near the site. Ms. Brickman asked Mr. Brockwayto address the following Special Use standard: 4 . That 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 buildings in accord Buffalo Grove Plan Comm-Public Hearing-June 16, 1993-Page 3 with the zoning district within which they lie. Mr. Brockway stated that he believes this has been achieved in the design and character of the building. Ms. Brickman asked Mr. Brockway to address the fifth Special Use standard: 5. That adequate utilities, access road, drainage, and/or other necessary facilities have been or will be provided. Mr. Brockway stated that all of the necessary requirements for utilities and access are addressed on the plan, and that District 102 has retained Manhard Associates to ensure that the engineering plans conform to Village requirements. Ms. Brickman requested testimony concerning the final Special Use standard: 6. That parking areas shall be of adequate size for the particular special use, which areas shall be properly located and suitably screened from adjoining residential uses, and the entrance and exit driveways to and from these parking areas shall be designed so as to prevent traffic hazards, eliminate nuisance, and minimize traffic congestion in the public streets. Mr. Brockway stated that these requirements have been met and specifically noted that there is adequate handicapped parking provided adjacent to the building per ADA requirements. Commissioner Krug asked where the sidewalk would go in the area next to the detention area when the collector street is built. Mr. Brockway stated that the Village requires the drive to be placed as close to the adjacent property as possible. Once development takes place another 20 feet will be dedicated. Commissioner Krug asked what the natural drainage is for the property. Mr. Brockway stated the drainage goes west and north. Mr. Manhard stated drainage from the school drains north and the eastern third drains north to a separate manhole. Commissioner Krug noted that the storm sewers in the Carlyle subdivision will carry the school drainage. He then asked where the balance of the drainage from the property south of the proposed school would flow. Mr. Manhard stated that there is a ridge at that point and that drainage will go south. Buffalo Grove Plan Comm-public Hearing-June 16, 1993-Page 4 Mr. Boysen verified that areas south of the school site will be drained to future storm sewers to the south, not to the storm sewers in the Carlyle area. Commissioner Krug asked if the detention basin on the north will be underdrained and noted that Village ordinance requires underdrains. He said that the area would need to be adequately drained if it is to have any usefulness as a recreation area. Mr. Manhard stated that it would designed in whatever manner Mr. Kuenkler, the Village Engineer, requested. Commissioner Howard noted that a future extension of the bikepath on the south portion of the site near the basketball courts might be a good idea for children riding bikes to school from the south. Mr. Brockway noted this is a good idea and that they may even be providing bikeracks at that point. Commissioner Howard asked if there would be any additional landscaping adjacent to the home nearest to the proposed school playground. Mr. Brockway stated that there is no additional landscaping shown. He noted that part of the reason for this is that the detention basin to be placed in this area has now as yet been configured. Some further screening for this home may be possible. Commissioner Rosenston stated that he would definitely like to see an extension of the bikepath from Prairie Road west to the school as well as 8 foot sidewalks along the entire perimeter of the school to facilitate bike traffic. Commissioner Rosenston asked if the collector street would be finished off in the future. Dr. Parks stated that District 102 will dedicate right-of-way for the collector street, but will pave only the portion that is needed to provide access to the west parking lot/school bus area. He suggested that as the property is developed to the south, private developers can construct the remainder of the collector street. Mr. Pfeil noted that the School District's need is to have access their parking lot, and paving the remainder of the future collector street is not needed for development of the school site. He said that the Village would expect private developers south of the school site to complete the collector road. Commissioner Rosenston noted concern with burdening a future developer with construction of the street not built by the School District. He stated it would possibly fall to the Village to Buffalo Grove Plan Comm-Public Hearing-June 16, 1993-Page 5 finish off this street. Dr. Parks stated that the bikepath on the southeast corner of the property will also not be done until it is actually needed. He noted that all children will be bused to this school and as the development to the south begins and bike traffic increases, a path will be built. Commissioner Rosenston asked what level of bike traffic would be needed before the School District will install the bike path. Dr. Parks stated that a determination would be made at a later date. Commissioner Rosenston asked if the grading plan would affect the model homes adjacent to the proposed plan. Mr. Manhard stated that he is not aware of any flooding or grading problems concerning the existing model homes. Commissioner Samuels asked if there would be a second driveway access built farther south on the collector street in the future. Mr. Brockway stated that a second driveway on the collector street would have to be assessed by the School District in the future. Commissioner Samuels noted that if there were a second driveway people would be parking there for special events and evening affairs and this would therefore provide some necessary additional parking. Commissioner Samuels stated that since a contribution for school purposes would be required from the developer of the property south of the school site, perhaps completion of the collector street could satisfy some of this contribution requirement. Mr. Pfeil noted that future residential development south of the school site would an involve an annexation agreement, and the Village would probably expect the developer to build the remainder of the collector street and pay the full value of contributions to the school districts. He said the cost of completing the collector street on the school property would be a relatively small item for a developer, particularly if the future development is fairly large in scale. Commissioner Genell asked what the maximum height of the school would be. Mr. Brockway indicated the maximum height of the building to be 32 feet. Commissioner Berman asked when development of the parcel south of Buffalo Grove Plan Comm-Public Hearing-June 16, 1993-Page 6 the school site might begin. Mr. Pfeil noted that single-family residential for that area is on the master plan and the developer that owns that property has indicated interest in building single-family residences but no particular schedule has been set. Once contiguity has been established by the school site, development could be fairly soon. Commissioner Rosenston asked how big of a parcel this developer owned at the present time. Mr. Truesdell stated that the DeGrazia Company owns 14 acres. Commissioner Berman asked if the school plan has been shown to the residents in the neighborhood. Mr. Brockway confirmed that the plan has been reviewed by the residents and all concerns have been addressed. Commissioner Rosenston asked if any future expansion of the school would come back to the Plan Commission. Dr. Parks stated he hopes there will be no future expansion. He noted that the future addition is shown on the present plan, so it would seem that the plan would not come back to the Plan Commission unless a major change is made to the approved plan. Mr. Raysa inquired if the 81,000 square foot figure for the school building includes the future addition. Mr. Brockway indicated that the future addition is not included in the 81,000 square foot figure. There being no further comments, Vice Chairman Rhodes closed the public hearing at 8: 15 p.m. Respectfully su fitted, i Fay Rubin, Re ording Secretary APP O ED BY: DU Y RHODES, Acting Chairman Buffalo Grove Plan Comm-Public Hearing-June 16, 1993-Page 7