Loading...
1994-09-21 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION September 21, 1994 Proposed Grove Memorial Chapel (Maioriello) , 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 #3 Northwest Child Care Center, Jewish Council for Youth Services, Southwest corner of Aptakisic Road/Weiland Road - Approval of a Preliminary Plan in a B-1 District -- Workshop #2 Checker Place Subdivision - Final Plat Prairie Grove Subdivision - Final Plat 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. Goldspiel Mr. Rhodes Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Mr. Moons Commissioners Absent: Mr. Krug Also present: Mr. & Mrs. Anthony Maioriello, Maioriello Funeral Home Mr. Lawrence Freedman, Ash, Anos, Freedman & Logan Mr. Marshall Klein, Director, JCYS Mr. Robert Givens, Pearson, Brown & Associates Mr. Jeffrey L. Marcowitz, Project Management Advisors, Inc. Mr. Gerald Lindgren, Barton-Aschman Associates, Inc. Mr. Jeffrey Brown, JRB Group Architects Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner Buffalo Grove Plan Comm-Regular Meeting-Sept 21, 1994-Page 1 APPROVAL OF MINUTES Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes to approve the minutes of the public hearing of July 20, 1994 concerning 269 Palmgren Court. All Commissioners were in favor of the motion and the motion passed unanimously. Moved by Commissioner Rhodes, seconded by Commissioner Goldspiel to approve the minutes of the public hearing of August 17, 1994. All Commissioners were in favor of the motion and the motion passed unanimously. Moved by Commissioner Rhodes, seconded by Commissioner Goldspiel to approve the minutes of the regular meeting of August 17, 1994. Commissioner Goldspiel noted it should reflect Chairman Silbernik calling for a vote on the motion on page 3, paragraph 3. Also, page 9, paragraph 4, the word cards should be changed to carts. All Commissioners were in favor of the amended motion and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS Commissioner Rosenston attended the Village Board meeting on September 12 , 1994 and stated the following items were discussed: 1. A billboard standard is in the process of being established by Lake County 2. Objection to a liquor store in Town Center made by a businessman proposing to open a store in the Plaza at Buffalo Grove 3. Approval of the Coves of Buffalo Grove 4. Discussion regarding parking on Newtown Drive east of Weiland Road due to lack of off-street parking for the Parkchester park Commissioner Samuels attended the Village Board meeting on September 19, 1994 and stated the following items were discussed: 1. Dusty Rhodes' resignation from the Plan Commission was acknowledged 2 . Approval of rezoning to the R-7 District for the Vernon Township parking lot 3. Approval of variation to Development Ordinance for brick paver driveway apron at Palmgren Court 4. Referral of the Jacobs Homes development on Weiland Road north of Parkchester Estates on the ILT property Buffalo Grove Plan Comm-Regular Meeting-Sept 21, 1994-Page 2 PROPOSED GROVE MEMORIAL CHAPEL, 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 Mr. Maioriello stated the detention basin had now been relocated to the east side of the property. This change has reduced the parking from the original 106 spaces to 99 spaces. He also noted that large arbor vitae will be provided as a screen for the homes to the south and along with a 6 foot high fence and landscaping on the west side of the fence abutting the residential property east of the site. The northern property line next to the bakery has existing trees and large deciduous shrubs and ornamental trees will be added. He stated the proposed center island in the parking lot adjacent to the detention basin will have trees and shrubs and walkways. The south island will have a raised mound with a flagpole and the sign will be at the entrance which will be maintained as a three-lane driveway. The northwest corner will consist of a terraced landscape with berms and shrubs. Commissioner Goldspiel noted the plan is a big improvement over the previous plan. He asked if there would be any problem with the detention area being so close to a septic field. Mr. Kuenkler stated there would be no problem. Commissioner Goldspiel asked what the conclusions of the traffic report were. Mr. Kuenkler stated that the traffic report basically suggested that a right turn lane might be desirable in this case. It further suggested that a minimum 50 foot radius be used for the driveway to avoid any problems. Mr. Kuenkler stated there is no right-of-way on Buffalo Grove Road available at this time for a right turn lane but if such a lane becomes necessary it would be the responsibility of the property to the south to provide right-of-way. Commissioner Rhodes inquired where the dumpster would be located. Mr. Maioriello stated the dumpster will be located in back of the building and it will be enclosed. Commissioner Rhodes asked that approval be made subject to enclosure of the dumpster area. Commissioner Howard asked for comments to Deputy Chief Gozdecki's concerns regarding light sites. Mr. Maioriello stated the parking lot will have low level lighting which will be more ornamental due to the residential nature of the Buffalo Grove Plan Comm-Regular Meeting-Sept 21, 1994-Page 3 area. He further stated the building will also be lit. Commissioner Rosenston asked if the sidewalk on Buffalo Grove Road would need to be moved to the east if a right turn lane is necessary in the future. Commissioner Kuenkler stated that was correct but it would be best to wait to shift the sidewalk until such time as the right turn lane becomes necessary. Commissioner Samuels inquired if there is an agreement with the bakery in place for the access easement between the two properties. Mr. Pfeil stated it is a requirement of the Deerfield Bakery plat to reserve such an easement. There are two locations which can be used and the Village has the option to use either one. A similar stipulation on the Grove Memorial Chapel plat can be added. Commissioner Samuels noted it may be a good idea to indicate the location of the two possible easements for the public hearing. Commissioner Samuels stated he would like to see one of the handicapped parking stalls moved to the other end of the property. Commissioner Berman inquired if Lake County has approved the roadway access to this property. Mr. Maioriello stated they are in the process of receiving approval from the County. Commissioner Berman inquired if the Village can approve the plan without County roadway approval. Mr. Pfeil stated Village approval will be contingent upon County approval. Commissioner Berman asked if the reduction of parking spaces to 99 will still be sufficient for this operation, particularly during peak hours. Mr. Maioriello stated 99 spaces will be sufficient. Commissioner Berman inquired if any consideration had been given to breaking up the line of parking spaces on the north end of the property. Mr. Maioriello stated this would create a hardship because this area will be used to stack cars for processions. Commissioner Moons inquired if any environmental study had been done on the property. Buffalo Grove Plan Comm-Regular Meeting-Sept 21, 1994-Page 4 Mr. Maioriello stated such a study has been done and the property has been certified to be in compliance with applicable regulations. Commissioner Rosenston asked if there is a requirement in the ordinance relative to breaking up the line of parking spaces on the north end of the property. Mr. Pfeil stated the Village ordinance requires a minimum of 180 square feet of landscaping for every 20 parking spaces. However, this has been interpreted in some cases to allow landscaping at the edges of a parking lot instead of interior islands, when this type of design would produce a better screening of the parking lot from adjacent streets and properties. Chairman Silbernik stated he liked the new plan and it is the concensus of the Commission to go to public hearing. Commissioner Samuels requested the Northwest Child Care Center be tabled and approval of the plats be taken care of first. CHECKER PLACE SUBDIVISION - FINAL PLAT Moved by Commissioner Rhodes, seconded by Commissioner Berman to recommend approval of the final plat of Checker Place Subdivision dated August 31, 1994 consisting of two pages. Commissioner Goldspiel asked if the plat had be reviewed for comparison to the approved plan and checked for closure. Mr. Kuenkler stated the plan had been compared and is in compliance. Chairman Silbernik noted the motion is subject to surveyor's signature. Chairman Silbernik called for a vote on the motion and the vote was as follows: AYES: Goldspiel, Rhodes, Howard, Rosenston, Berman, Moons, Silbernik NAYES: None ABSENT: Krug ABSTAIN: Samuels The motion passed 7 to 0. PRAIRIE GROVE SUBDIVISION - FINAL PLAT Moved by Commissioner Rhodes, seconded by Commissioner Rosenston to recommend approval of the final plat of Prairie Grove Subdivision dated September 14, 1994 consisting of three pages. Buffalo Grove Plan Comm-Regular Meeting-Sept 21, 1994-Page 5 Commissioner Goldspiel noted some street names are missing. Mr. Kuenkler stated the Fire Department had rejected several names and were still working on them. Commissioner Goldspiel noted the motion is to be subject to surveyor's signature and complete street names. Commissioner Goldspiel inquired if the plat had been reviewed for comparison to the plan and if same was in compliance and if closure had been made. Mr. Kuenkler stated yes. Chairman Silbernik called for a vote on the motion and the vote was as follows: AYES: Goldspiel, Rhodes, Howard, Rosenston, Berman, Moons, Silbernik NAYES: None ABSENT: Krug ABSTAIN: Samuels The motion passed 7 to 0. NORTHWEST CHILD CARE CENTER, JEWISH COUNCIL FOR YOUTH SERVICES, SOUTHWEST CORNER OF APTAKISIC ROAD/WEILAND ROAD - APPROVAL OF A PRELIMINARY PLAN IN A B-1 DISTRICT -- WORKSHOP #2 Mr. Freedman introduced the proposed plan noting that the issues previously raised regarding the plan would be reviewed. Mr. Brown of The JRB Group Architects, stated the issue of the second curb cut on Aptakisic Road had been brought before the Lake County Highway Department. Unfortunately the costs involved would be far in excess of what could be provided within this project. Therefore, the proposed driveway has been eliminated from the plan. The proposed parking and stacking has been reviewed and its sufficiency is not in doubt. Mr. Brown stated a preliminary landscaping plan has been formulated for the site which will consist of undulating berms from 24 to 36 inches in height with pockets of landscaping along the berms to block the view of the bumper area. On the south end of the property there will be 2 to 4 foot high berms with both evergreen and deciduous landscaping to provide screening and to keep children on the property. On the north side of the property berming will be tapered to allow for the future development of the site. Mr. Brown reviewed an aerial photograph of the site, pointing out the location of existing homes. Buffalo Grove Plan Comm-Regular Meeting-Sept 21, 1994-Page 6 Chairman Silbernik inquired about the length of the parking stalls and aisle widths as noted in Mr. Pfeil's memo of September 16, 1994. Mr. Brown stated the aisle widths would be adjusted to reflect the necessary 26 feet between stalls and the parking stall length would be adjusted to 18.5 feet as required by the Zoning Ordinance. Commissioner Goldspiel asked how the landscaping plan fits in with the parkway tree requirements. Mr. Brown stated the landscaping plan conforms completely with all requirements. Commissioner Goldspiel asked what the exterior of the building I,I would look like. Mr. Brown stated the building would have different materials for different sections of the building. The classroom area on the west would consist of vinyl siding. The multi-purpose room and gymnasium on the higher level would consist of synthetic plaster material. In addition there will be different roof elevations. Commissioner Goldspiel noted his concern for the massive amount of vinyl siding to be used. Mr. Brown stated the materials would ensure the building is in keeping with the residential area. II Commissioner Goldspiel asked about the amount of parking when the entire development is completed. Mr. Brown stated there will be sufficient parking even when the community begins to use the phase two community pool and building. He stated that the people using that facility would use the building at different times than those who use the child care facility. He noted the child care facility is usually empty by 6:00 p.m. which is when the pool and community center would start its heaviest use. Commissioner Rhodes noted concern with the exterior building materials. Commissioner Samuels concurred with the comments from all the Commissioners and the appearance of the exterior of the building. Commissioner Berman asked if the Lake County Division of Transportation review of the plan is now complete. Mr. Lindgren stated the review is essentially complete although Buffalo Grove Plan Comm-Regular Meeting-Sept 21, 1994-Page 7 they must still return to the highway department to complete provisions for a right turn lane on Weiland. Commissioner Berman noted the Lake County Division of Transportation appeared to be troubled by the size and layout of the entrance on the plan. Mr. Lindgren stated this is an engineering detail that they will have to take care of in order to be in compliance. Commissioner Berman asked what the specific concerns were regarding the entrance. Mr. Lindgren stated the original plan calls for a wider inbound than outbound. He stated they will straighten this out with Lake County and comply with their requirements. Commissioner Berman noted his concern with the safety aspects of this site since the alternative entrance/exit is being lost on Aptakisic Road and if the proposed entrance on Weiland loses the additional lane. Mr. Lindgren stated he does not feel Lake County is requiring the reduction of lanes. He stated that would not ask for something that would be counter to emergency procedures. If anything, it may require the loss of the median. Commissioner Goldspiel stated a median is required by ordinance. Mr. Lindgren stated this would then require them to widen the entrance. Commissioner Berman inquired if the developer had met with the neighbors to the south to discuss the development. Mr. Brown stated they had not met with any neighbors and had not received any requests to do so. Commissioner Berman asked what was hoped the berm would accomplish. Mr. Brown stated the berm would be a mixture of deciduous and evergreen landscaping and the purpose would be to keep children away from the fence. Commissioner Berman noted that one of the purposes provided by a berm is noise reduction which would be in the best interests of the neighbors and he urged this be done for the residents. Commissioner Berman asked the purpose of the patios shown on Phase two. Buffalo Grove Plan Comm-Regular Meeting-Sept 21, 1994-Page 8 Mr. Brown stated the patios would be an extension of the pool and would open up the space from the pool area as well as providing an outdoor seating area. Commissioner Berman noted there is very little landscaping shown for this patio area. He stated that he would like to see more landscaping in this area, especially as it is not yet clear what may be developed there. Mr. Nickey Covrin, 1525 Madison, asked if there would be a fence between his house and the proposed development. Mr. Brown stated no fence was planned at that point. Mr. Covrin asked what kind of lighting would be installed. Mr. Brown stated there would be minimal low lighting consistent with the residential character of the area. Mr. Wayne Newman, 1531 Madison, asked if the proposed plan goes past his home. Chairman Silbernik stated the plan goes about half way through the yard. Commissioner Moons asked if there is any specific time table for development of Phase two. Mr. Brown stated no. Commissioner Moons asked for some site elevations on Phase two for the public hearing. Commissioner Howard asked if there would be any summer camps. Mr. Klein stated there would be no special summer camps. He noted the facility runs year round and is an extension of regular child care. He further noted this continuation therefore maintains the same numbers of children and traffic throughout the year. Commissioner Howard stated day care facilities require fencing per State of Illinois requirements. Mr. Klein stated the State does not require fencing. Mr. Pfeil stated residential day care homes have special use conditions which require fencing. However, commercial day care centers are controlled by State requirements. Mr. Newman asked what hours lights would be turned off and children out of the facility. Buffalo Grove Plan Comm-Regular Meeting-Sept 21, 1994-Page 9 Mr. Klein stated the majority of the programs end around dinner time and evening programs end around 10:00 p.m unless there is a special dance on a Saturday night or something similar. However, there is very little activity in the evenings during the week. Mr. Covrin asked if the entire site would be landscaped even though only Phase one is being built initially. Mr. Brown stated perimeter landscaping would be done entirely and the Phase two property would be grass. Commissioner Goldspiel noted the need for sidewalk adjustment on the corner of Aptakisic and Weiland for handicapped ramping. Commissioner Rosenston inquired if ADA requirements would be sufficient for the handicapped and if these requirements are being checked on by various municipalities for their effectiveness. Zoningsu re Pfeil stated the Department of Building and makes su e that the State requirements for handicapped parking are being met. He further stated he would check with them regarding what other types of ADA requirements are checked. CHAIRMAN'S REPORT Chairman Silbernik stated he would like to see the sign on eastbound Route 22 at the Town & Country property changed from "Welcome to Lincolnshire" to "Welcome to Buffalo Grove. " Mr. Pfeil noted there is litigation pending from Lincolnshire contesting Buffalo Grove's annexation of the Powernail property. If the annexation is upheld, then the sign will have to be moved. FUTURE AGENDA SCHEDULE Mr. Pfeil stated there will be a public hearing on October 5, 1994 concerning the Grove Memorial Chapel. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT Mr. Kuenkler noted a revision in the Lake County stormwater management requirements. Essentially, if a swale is determined to be an overland flow pass it would be protected from invasion by such things as fences or bushes. However, it has not been determined where these overland flow passes are located as yet. NEW BUSINESS Commissioner Goldspiel asked if the right-of-way issue on Buffalo Grove Road at the site of the proposed funeral home had been Buffalo Grove Plan Comm-Regular Meeting-Sept 21, 1994-Page 10 resolved. Mr. Kuenkler stated the chapel proposes to dedicate 12 feet of the 16 feet required and they will provide for a sidewalk to be established by means of an easement. Commissioner Samuels requested an update on the signalized gate crossing on Busch Parkway prior to the meeting on the train depot configuration. Commissioner Howard noted her deep concern for the traffic and excessive speed many cars travel on Old Checker Road. ADJOURNMENT Moved by Commissioner Rosenston, seconded by Commissioner Rhodes and carried unanimously to adjourn. Chairman Silbernik adjourned the meeting at 9:00 p.m. ResP a fully subm' ed, Fay ubin, Re ording Secretary APPROVED BY: MARTIN SILBERNIK, Chairman II Buffalo Grove Plan Comm-Regular Meeting-Sept 21, 1994-Page 11