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1990-11-14 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION November 14 , 1990 New Life Evangelical Lutheran Church Chairman Sheldon called the Public Hearing to order at 7 : 30 p. m. in the Munitipal Building . 50 Raupp Boulevard , Buffalo Grove , Illinois . Commissioners present : Chairman Sheldon Mr. Goldspiel Mr . Krug Mr. Rhodes Mr. Braiman Mr. Rubin Mr. Charlette Commissioners absent : Ms . Howard Mr. Rosenston Also present : Mr . Jerome Pinderski . Jr . , Attorney for New Life Lutheran Mr. Joseph Koenen, Engineer for New Life Ms . Irma Ruby Terry, Landscape Architect for New Life Lutheran Mr. Timothy Blatner , Architect for New Life Mr. Michael O 'Malley, Village Trustee Mr. Richard Kuenkler , Village Engineer Mr. William Raysa, Village Attorney Mr . Robert Pfeil , Village Planner Chairman Sheldon read the notice of public hearing as published in the Buffalo Grove Daily Herald , explained the format of the meeting , and swore in all persons who were going to give testimony during the public hearing . Mr . Pinderski stated that the project would be done in three phase; , with phase I being the construction of a single family residence for the pastor and phases II and III , being construction of the church . The proposed school is no longer included in the current petition . Mr . Pinderski noted that the preliminary plan is dated November 1 . 1990 . Ms . Terry reviewed the existing trees on the property and stated that a number of trees will be saved such as ash trees and other Buffalo Grove Plan Comm. -Public Hearing-November 14 , 1990 . Page 1 trees will be relocated. Other species such as evergreens will be added to the site and a main goal of the plan is to create a buffer on the north and east sides of the site to screen the property from adjacent residential areas . Mr. Koenen reviewed the preliminary engineering plan dated November 1 , 1990 . He noted that lift. station for the sanitary sewer will be needed in the northwest corner of the site . In phase II of the project the storm water detention area will be enlarged to accommodate the church parking lot . The detention area will be provided by expanding the pond constructed for Westerchester Estates . Mr . Kuenkler commented that the expansion ofthe storm water pond will not require a Development Ordinance variation. Mr. Blatner stated that the parsonage would be constructed in phase I and in phase II the main church structure would be built and the temporary driveway to Buffalo Grove Road for the parsonage would be removed and the full driveway to the site would be constructed . He said the parsonage would be approximately 3 , 700 square feet and would include a garage and a basement . Commissioner Rubin asked if the parsonage would be used for meetings or services . Pastor. Chris Cordes said there would be occasional staff meetings at the parsonage , but no services would be conducted. He said that the congregation has approximately 100 people and about 50 percent of the members are from Buffalo Grove . Other members come from Wheeling , Lake Zurich, Mundelein and Arlington Heights . Commissioner Rubin stated that although the Appearance Commission will approve a final landscaping plan, the Plan Commission wants to make sure that the buffer to the north is acceptable and that lights in the parking lot will not be seen from the area to the west across Buffalo Grove Road . He asked what the height of the trees along Buffalo Grove Road would be . Ms . Terra- said the trees would be planted at a 15 foot height and there would be a 2 foot high berm along Buffalo Grove Road . Commissioner Rubin asked if street lights would be installed along �-/ Buffalo Grove Road and Busch Road . Mr. Pinderski replied that the street lights would be installed in conformance with the Development Ordinance . Buffalo Grove Plan Comm. -Public Hearing-November 14 , 1990 ,Page 2 Commissioner Rubin asked when the church would be built . Mr. Pinderski said it is planned to be built approximately two years after the parsonage and the permanent driveway to Buffalo Grove Road will be built at that time . Commissioner Rhodes asked if the parsonage would be used for religious functions . Pastor Cordes said there would be no church services in the parsonage . Commissioner Charlette asked when the existing structure on the property would be removed. Mr . Pinderski replied that the existing house would probably be removed as part of phase I and the area would be seeded . Commissioner Rhodes asked if the existing house could be used as a construction trailer for phase II . Mr. Pinderski said the house could not be saved because the area would be excavated as part of phase II . Commissioner Braiman expressed concern that the parsonage could be used for religious services . He also expressed concern about the phasing concept . He inquired if existing willows and silver maples on the site could he saved , particularly in the phase II and III areas of the site . Ms . Terry said that much of that area would be excavated. so the trees would have to be removed. Commissioner Braiman said that a hedge was needed adjacent to the parking lot to keep car headlights from shining into adjacent residential properties . He said that he would like to see more evergreen trees along Buffalo Grove Road . Chairman Sheldon asked if the three silver maples in the southwest corner of the site cold be preserved . Mr . Koenen noted that one of the silver mauies would be in the middle of a required 8 foot sidewalk. Commissioner Goldspiel commented that some trees on the site such as the cottonwoods and silver maples should not be saved because they are not valuable species . He suggested that light from car headlights could be contained by using shrubs at the edge of the Buffalo Grove Plan Comm. -Public Hearing-November 14 , 1990 , Page parking lot . Commissioner Goldspiel also commented that the use of the parsonage should not be restricted unless it would be overcrowded according to applicable codes . For example , a small wedding would acceptable in a single family home . Concerning the engineering plan, he asked if any extensions of utilities would be needed beyond this site , such as to the Didier property to the southwest . Mr. Kuenkler said that no utility extensions will be needed. Commissioner Goldspiel asked why the driveway to Buffalo Grove Road is designed at an angle . Mr . Blatner replied that this design is the result of trying to move the driveway as far north as possible . Commissioner Goldspiel asked if the parking lot elevation is high enough to prevent flooding . Mr . Kuenkler replied that the parking lot will not flood in storm conditions . Mr. koenen stated that the final engineering plans will make all grades in accordance with Village regulations . Commissioner Krug asked if the lift station would have a standby generator and if it create noise . Mr . Koenen said there will be a standby generator with small pumps and it could possibly be put inside the parsonage garage . Commissioner Krug asked if the parking lot would be used to hold stormwater. Mr . Koenen stated that the parking lot would not be used for stormwater storage . Commissioner Krug commented that he would like to see some native trees such as catalpas and thornapples be used in the landscape plan . Commissioner Krug said he is not sure that a church belongs in a residential area. Commssioner Goldspiel noted that the church is not abutting residences and the use is not objectionable at this location. Katie Snodochek a resident of Westchester Estates asked if residential back yards would be dug up to construct the sewer for the church. Buffalo Grove Plan Comm. -Public Hearing-November 14 , 1990 , Page 4 Mr. Pinderski said the sanitary sewer has already been constructed to the site , so adjacent properties will not be affected . Commissioner Rubin asked if the temporary driveway for the parsonage could be eliminated . Commissioner Charlette inquired if landscaping would be added to the area when the temporary driveway is removed. Mr. Pinderski said it would be too expensive to construct the permanent driveway as part of phase I and the temporary driveway area would be landscaped when the driveway is removed. Mr. Jerry Goldman a resident of Westchester Estates asked if the garage could be located on the south side of the parsonage . He suggested that evergreens be placed along the north side of the parsonage driveway. He commented that a temporary driveway should not be constructed to Buffalo Grove Road. Mr . Bob Meyer a resident of Westchester Estates stated that he does not object to the parsonage and church but he has several conditions that he thinks should apply to the approval : 1 . the school should not be built for at least 20 years , 2 . when the church is built in phase II , no loud bell ringing should be allowed before 10 : 00 a. m. , 3 . berming should be required on the north and east sides of the site , and as many trees as possible should be saved , 4 . the Village should enforce a no parking restriction on the residential cul-de- sac north of the church, and parking should not be allowed on Buffalo Grove Road or Busch Road. Mr. Goldman emphasized that he and his neighbors do not want a school built on the church site . He said that evergreens along the parking lot may be acceptable in lieu of a berm. Commissioner Goldspiel commented that if a berm is built , it would not be possible to save many trees . Pastor Cordes stated that the church would not have bells . Mr . Pinderski stated that the Village forester recommends saving existing trees and adding new trees at the edges of the site instead of constructing a berm. He also said parking on the church property will he more than adequate to serve the church' s needs and members �•�/ of the church would not need to park on adjacent streets . Concerning phasing , Mr. Pinderski said that phase III is projected for 1999 , and although a school is a very remote possibility at this time , he would not want to represent that a school would never be requested for the site . Buffalo Grove Plan Comm. -Public Hearing-November 14 , 1990 , Page 5 Chairman Sheldon asked if there were any additional comments or questions from anyone in attendance at the public hearing . As no one wished to give further testimony, Chairman Sheldon closed the public hearing at 9 : 30 p.m. Li Buffalo Grove Plan Comm. -Public Hearing-November 14 , 1990,Page 6 NEW LIFE EVANGELICAL LUTHERAN CHURCH Chairman Sheldon asked Commissioner Braiman to make a motion for discussion . Moved by Commissioner Braiman , seconded by Commissioner Rubin to recommend approval of the R-3 zoning with a Special Use for the church and parsonage with a variation of the Zoning Ordinance to allow an 8 foot yard on the north side of the parsonage , subject to providing landscaping on the north and east sides of the site to screen adjacent residential areas and planting evergreens along the parking lot and parsonage driveway. He also suggested that the motion include a restriction that regular church services not be conducted in the parsonage, that the temporary driveway not be built for the parsonage, and that the parsonage be moved 52 feet to the south to save additional trees on the site. Commissioner Goldspiel stated that the development meets the Special Use criteria of the Zoning Ordinance and the development will not have adverse impacts on adjacent properties . He stated that he is opposed to restricting use of the parsonage and he thinks moving the parsonage would be detrimental to the plan . He commented that there is adequate area north of the parsonage to buffer adjacent residential areas . Commissioner Charlette said he agrees that the parsonage should not be moved and use of the parsonage should not be restricted. Commissioner Rubin said he concurs with Mr. Charlette ' s points , but he thinks a temporary driveway should not be used . He said if the temporary driveway is constructed , the area should be landscaped when the driveway is removed. Commissioner Rhodes agreed that the use of the parsonage should not be restricted but he doesn ' t support the use of a temporary driveway . Commissioner Braiman noted that the parsonage will be on the site for at least 2 years before the church is built so there should be restrictions to not allow regular church services in the parsonage . He said he thinks the parsonage should be moved to save additional trees in the northwest corner of the site. Chairman Sheldon polled the Commission concerning relocation of the parsonage. The polling indicated that 5 Commissioners did not support moving the parsonage to the south , while 1 Commissioner did want the parsonage moved . Chairman- Sheldon polled the Commission concerning the use of a temporary driveway for the parsonage . The polling indicated that 4 Commissioners accepted the temporary driveway , while 2 Commissioners did not want a temporary driveway . Commissioner Braiman amended the motion , seconded by Commissioner Rubin to require that phases II and III of the development be reviewed by the Plan Commission . Chairman Sheldon noted that the motion would not include restrictions on use of the parsonage, would not delete the temporary driveway and would not require relocation of the parsonage. LJ Chairman Sheldon called for a vote on the motion as amended . The vote was as follows : AYES: Goldspiel , Krug , Rhodes. Rubin , Charlette NAYES : Braiman ABSTAIN : None ABSENT : Howard , Rosenston The motion carried 5 to 1 . Buffalo Grove Plan Comm. -Spec . Meeting-November 14, 1991 -Page 2