Loading...
1994-06-01 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION June 1, 1994 Proposed Funeral Home (Maioriello) on the Firnbach Property, east side of Buffalo Grove Road south of the Deerfield Bakery - Annexation with B-5 zoning and approval of a Preliminary Plan -- Workshop #1 Chairman Silbernik 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. Commissioners present: Chairman Silbernik Mr. Krug Mr. Rosenston Mr. Samuels Mr. Moons Commissioners absent: Mr. Goldspiel Mr. Rhodes Ms. Howard Mr. Berman Also present: Mr. Anthony Maioriello, Grove Memorial Chapel Mrs. Terry Maioriello, Grove Memorial Chapel Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Rosenston, seconded by Commissioner Samuels to approve the minutes of the public hearings and regular meeting of May 18, 1994. Commissioner Moons suggested Mr. Cohen of District 102 be referred to by both his first and last name as there was a resident with the same name who also spoke. All Commissioners were in favor of the amended motion and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS - None PROPOSED FUNERAL HOME (MAIORIELLO) ON THE FIRNBACH PROPERTY, EAST SIDE OF BUFFALO GROVE ROAD SOUTH OF THE DEERFIELD BAKERY - ANNEXATION WITH B-5 ZONING AND APPROVAL OF A PRELIMINARY PLAN WORKSHOP #1 Mr. Anthony Maioriello stated he is interested in building a 10, 000 square foot single story funeral home. He noted the plan shows a single story building with a basement, however, they may Buffalo Grove Plan Comm-Regular Meeting-June 1, 1994-Page 1 not want to go with a basement at all as the facility may be large enough to handle all their services without such a basement. However, the plans are still in the planning stage. He noted their operation in Elk Grove Village is a three story operation. The proposed plan would include four visitation rooms. Mr. Maioriello stated the setbacks have not yet been designed as they are still waiting for a complete topographical survey before they can get together with civil engineers. Commissioner Rosenston asked if the existing building would be torn down. Mr. Maioriello stated the existing building would be removed and an entirely new building erected. Commissioner Krug stated he liked the proposed plan for a funeral home. He asked if there are any existing underground tanks. Mr. Maioriello stated they have done an environmental study and the only thing there is a surface tank containing fuel oil for the boiler room on the existing property. He further noted the building is presently being rented by the bakery for storage. Commissioner Krug asked for an explanation of the retention pond. Mr. Maioriello stated the Village Board had indicated a retention pond would be best placed along the east boundary line. He further stated that he felt this may work out best as it would be very easy to pile snow in the retention pond. Commissioner Krug noted that this would be a dry detention basin not a retention pond. He also noted that normally parking is not allowed at a detention area. Mr. Maioriello stated that would be worked out once the engineering takes place. Commissioner Krug asked if the easement on the north would be strictly an easement or a driveway into the proposed facility. Mr. Maioriello stated this is an easement mainly. Mr. Pfeil stated that when the Deerfield Bakery was planned there was some discussion regarding the overall access plan for the areas south of the bakery. Since there were so many unknowns, the access was put there thinking it would be continued almost to the point where a road or driveway could align with Church Road ultimately. This may not be practical but the idea was to try to consolidate the access points taken to Buffalo Grove Road by internal access road in linked parking lots. The Village Board was not enthusiastic about an open link between the funeral parlor lot and the bakery. There probably should be an easement on the Buffalo Grove Plan Comm-Regular Meeting-June 1, 1994-Page 2 funeral home property and be able to ultimately access it if needed. Commissioner Krug stated there was some thought to shared parking between the funeral home and the bakery. Mr. Pfeil stated the bakery does not really want a lot of funeral directed traffic going through the bakery lot but shared parking is a possibility. Chairman Silbernik stated that given this particular use, the bakery would not want such an access but the easement should be reserved for the future. Commissioner Krug asked if the proposed driveway is far enough away from Checker. Mr. Pfeil stated that it is now a driveway serving residential properties and Lake County would have to issue a permit for an expanded or new driveway connection and this is as far south as Mr. Maioriello could get on his property. The driveway is now an easement for the homes back in that area. Commissioner Krug stated the zoning issue can be worked out by amending the B-5 District. Commissioner Rosenston stated the ordinance should probably be changed to permit funeral homes. Commissioner Krug stated the size of the detention area needs to be worked out with staff to be sure the overflow will not flood the driveway. Commissioner Rosenston stated he likes the detention basin in the center to facilitate easier snow removal and storage. Commissioner Rosenston stated the driveway should be a full access driveway. Mr. Pfeil stated this will be a full access driveway and a decel lane will probably be built into the Deerfield Bakery property and a little of this property. Commissioner Rosenston asked if anything needs to happen on Buffalo Grove Road for left turns to get into the proposed facility. Mr. Pfeil stated there is a mountable median there now and the road is already wide enough so that probably only striping and modification of the median will be necessary. Commissioner Rosenston asked if there would be embalming done on Buffalo Grove Plan Comm-Regular Meeting-June 1, 1994-Page 3 the site Mr. Maioriello stated there would be embalming. Commissioner Rosenston asked if there would be any semi-truck deliveries. Mr. Maioriello stated there are truck deliveries about two to three times per week. Commissioner Rosenston asked how many funerals would be conducted at this facility. Mr. Maioriello stated there would be approximately one or two funerals per week. Commissioner Rosenston asked if there is anyone in the building around the clock. Mr. Maioriello stated there would not be someone in the building around the clock, although there are times they need to go into the building in the middle of the night. Commissioner Samuels asked if merchandise would be sold in addition to funeral services. Mr. Maioriello stated they do sell the various merchandise which is all part of the services offered. He stated one of the chapels would be used as a casket display room. Commissioner Samuels asked if the merchandise sold generates sales tax. Mr. Maioriello stated the merchandise does generate sales tax. Commissioner Samuels asked how traffic is routed for funeral processions. Mr. Maioriello stated there are two entrances to the building. Cars are lined up three abreast in a straight line. The lot will hold 60 cars that way. The cars then proceed through the canopy and if going north, the staff stops the right lane of traffic. If going south, staff stops both lanes of traffic and goes out through the intersection and then stops the left hand lane of the southbound traffic. If going to St. Mary's Church, both lanes of traffic would have to be stopped. He noted it takes only one and one half minutes to move 60 cars through a four lane street. Mrs. Maioriello stated it takes place very quickly because all the cars are already lined up and the cars pull out one after another directly once traffic has been stopped. Buffalo Grove Plan Comm-Regular Meeting-June 1, 1994-Page 4 Commissioner Samuels asked which cemeteries are serviced by the Funeral Home. Mr. Maioriello stated Randhill, Memory Gardens, St. Michaels and All Saints are the cemeteries used as well as some western suburban cemeteries. Commissioner Samuels asked what the earliest and latest processions would be. Mr. Maioriello stated the earliest procession would be approximately 9:30 a.m. and the latest would be approximately 2:00 �..� p.m. which is out of peak hour traffic. He further noted the heaviest hour for visitation is around 7:00 p.m. and closing time is generally 9:00 p.m. Commissioner Samuels asked if there was any intention of installing a crematorium. Mr. Maioriello stated he would like to have a crematorium in the garage area which would be in the back of the building. He noted that you cannot hear, see or smell anything with modern technology. Commissioner Samuels stated that he would like more information from the petitioner concerning the crematorium, including operational features and any impacts that may affect adjacent properties. Mr. Maioriello indicated that he would be prepared to provide complete information about the crematorium at the next workshop. He commented that the technology for crematoria is now environ- mentally sound because a very high temperature is used, and no external emissions are created. Commissioner Samuels noted it would not be a good idea to open the access road to the bakery given this particular use but agreed the drive should be reserved for future use. Commissioner Moons asked if the proposed driveway and St. Mary's driveway would be aligned. Mr. Maioriello stated the church driveway is approximately 1,000 feet south of the proposed driveway. Commissioner Moons asked if this entire plan may yet have to be changed once a topographical survey is supplied and a drainage problem appears. Mr. Maioriello stated the property is flat and there is a three foot rise in the front and the property is approximately one foot higher than the bakery. He further noted that they may have to excavate a couple of feet off the top of the lot just to create a Buffalo Grove Plan Comm-Regular Meeting-June 1, 1994-Page 5 parking lot. Commissioner Moons stated the lot line buffers to the east and south are at a minimum. Mr. Maioriello stated the homes abut right up against the lot line on one side and the other side has been encroached upon by the residents. In any case the roadway is substantial and the parking is away from the lot line, so in fact a buffer to the homes will be provided. Chairman Silbernik asked for an explanation on Mr. Pfeil's comment regarding the right-of-way dedication along Buffalo Grove Road for a right turn lane. Mr. Maioriello noted a small section on the north which is to be brought down approximately 50 feet which will not cause any problems for them. Chairman Silbernik asked how many cars comprise the average funeral. Mr. Maioriello stated approximately 20 to 25 cars are in the average funeral. Tops would be approximately 100 and could be handled easily. He noted that in the case of a large procession they usually notify the police and ask for their criteria. Chairman Silbernik noted it would be a good idea to get the Police Department's feedback. Commissioner Rosenston asked how long Mr. Maioriello has been in business. Mr. Maioriello stated he has been in business for 18 years. Commissioner Samuels asked if all vehicles would be stored in the garage, if one is planned. Mr. Maioriello stated they would so be parked. Mr. Maioriello asked if there was any flagpole height restriction as they are proposing a 30 foot pole. Chairman Silbernik noted the Appearance Commission would advise him of those requirements. He further noted that it may be a good idea to start looking into signage and positioning of such signage to show how it fits into the plan. Chairman Silbernik stated he would like to get staff recommendation for an amendment to the B-5 zoning to include a funeral home. Buffalo Grove Plan Comm-Regular Meeting-June 1, 1994-Page 6 Mr. Pfeil stated it would be best to regulate a funeral as a special use in the B-5 District. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil said a meeting is scheduled for June 15, 1994. PUBLIC COMMENTS AND QUESTIONS - None Li STAFF REPORT Mr. Pfeil stated discussions have begun on the Wisconsin Central depot. He further reminded the Commission that the coin operated amusement devices issue has been referred to the Commission for consideration and it might be a good idea to begin to think about the regulation for those kind of devices. Chairman Silbernik stated the percent of square footage allotted to coin operated devices could be used as a standard. NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Rosenston, seconded by Commissioner Krug and carried unanimously to adjourn. Chairman Silbernik adjourned the meeting at 8:30 p.m. R ectfull ubmitted, Fay Ru in, Recording Secretary APPRO MARTI SILBERNIK, Chairman Buffalo Grove Plan Comm-Regular Meeting-June 1, 1994-Page 7 1