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1989-09-13 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Vernon Township Mormon Church September 13, 1989 Chairman Pro Tem Goldspiel called the regular meeting to order at 7:30 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Mr. Goldspiel Mr. Krug Mr. Rhodes Mr. Braiman Mr. Rosenston Mr. Charlette Commissioners Absent: Ms. Sheldon Ms. Howard Mr. Rubin Also Present: Mr. W. Peterson, Vernon Township Supervisor Mr. Ira Bodenstein, Attorney, Mormon Church Mr. W. Johnson, Mormon Church Member Mr. R. Worthen, Mormon Church Member Mr. D. Roberts, Architect, Mormon Church Mr. M. O'Malley, Village Trustee Mr. R. Pfeil, Village Planner APPROVAL OF MINUTES None COMMITTEE & LIAISON REPORTS VERNON TOWNSHIP, Port Clinton Road/Main Street Mr. Peterson reviewed changes to the Concept Plan since the previous workshop. He noted that a five-foot wide sidewalk will be constructed along the west side of Main Street, and a eight-foot wide bike path will run from Port Clinton Road southward adjacent to the ball fields on the Township property. He commented that the Vernon Hills Park District may ultimately put a pedestrian crossing over Indian Creek north of Port Clinton Road. Mr. Peterson said that the administrative building has a current floor area of 5,500 square feet, with the potential for an additional 2,500 square feet. There are 76 parking spaces adjacent to this building. The community center has 55 parking spaces, and 20 additional spaces are planned for Outlot D. He said the Township will provide a berm and landscaping where this parking lot would abut the single-family home on Lot 922 of the Woodlands Unit 15. He noted that the Zale Group will be constructing a five-foot high wood stockade fence along the rear yards of Lots 922 to 933 in the Woodlands Unit 15. Commissioner Braiman questioned if parking at the administrative building is adequate when the branch court is in session. Mr. Peterson said there is additional parking available on the east side of Main Street. He indicated that the branch court will ultimately be at some location other than the Township's building. Commissioner Braiman inquired about lighting and public address speakers for the ball fields. Mr. Peterson said lights are proposed for the new field in the northwest corner of the site and for the existing field in the southeast area of the property. He stated that no public address system is proposed. Commissioner Braiman said the annexation agreement should include a restriction to prohibit a public address system. Commissioner Braiman commented that the tennis courts on Outlot 15-E are too close to Lots 931-933 in the Woodlands Unit 15. He asked about proposed fencing and lighting for the tennis courts. Mr. Peterson said the Zale Group will construct a fence where the residential lots abut Outlot 15-E. The Township will fence around the tennis courts and the area will not be lighted. Commissioner Braiman suggested that the tennis courts be re-oriented to move them away from the residential lots. Mr. Peterson said he would eliminate the tennis courts from the current plan and return for approval in the future if the Township proposes to construct the courts. Commissioner Goldspiel inquired about the light standards west of the community services building. �✓ Mr. Peterson said the lights are for the existing parking lot. He said any new lights would be designed to not bleed over into adjacent residential properties. Commissioner Braiman asked about the height of the antenna tower on the site and he questioned if a variation would be needed to allow the tower or satellite dishes. He requested that any future parking areas be shown on the plan. Buffalo Grove Plan Commission-Regular Meeting September 13, 1989 Page 2 Mr. Peterson said the antenna tower is 140 feet tall. Mr. Pfeil said he would check with the Director of Building and Zoning about the need for a variation for the tower. Commissioner Goldspiel asked if the Township will annex to the Village and connect to water and sewer even if the Mormon property to the east is not annexed. Mr. Peterson said the Township intends to annex to the Village and hook up to Village sewer and water. The Plan Commission concurred that the project should be scheduled for a public hearing. MORMON CHURCH, Port Clinton Road/Prairie Road Mr. Bodenstein stated the site is currently not contiguous to Buffalo Grove but when the Vernon Township property is annexed, they will be contiguous on their western border. At the suggestion of the Board they are coming in for annexation for the entire 27 acre tract. They do not plan to develop the south piece. They intend to sell it to a developer. The Mormon Church is not in the development business. There are 303 permanent seats in the church. The plan provides for 227 parking spaces. They meet the ordinance for parking. There are 84 overflow seats to the side of the chapel. The existing evergreen stand along the church property, but on the 21 acre site to be sold, will remain to screen the church. This will be stated in the annexation agreement and sales contract for that piece. They will be able to adequately screen the church from the residential with the many trees that remain on the nursery property. Commissioner Krug stated that he will not participate in the discussion or vote on this item because of possible conflict of interest. The remaining 21 acres that is along the railroad tracks they are requesting R-5 zoning. They feel that because of the shape of this lot and the railroad tracks, there are problems with development and that is why they have chosen the R-5 zoning. Chairman Pro Tem Goldspiel stated that he felt R-5 zoning was appropri- ate for this 21 acre piece. This would offer a type of housing in the Village that has not been built for some time. The more expensive homes homes that are presently being built in the Village are keeping out the homeowner who could afford a single family home in the R-5 zoning. He felt the Commission should take into consideration the shape of this site, is it buildable, are their wetlands on it, does it slope, the detention, density, park land and park donation, problems caused by the railroad tracks. Commissioner Braiman would prefer to see a land plan on the 21 acre tract. He felt that R-5 was not the correct zoningfor this piece, that it should be R-4. Buffalo Grove Plan Commission-Regular Meeting-September 13, 1989 Page 3 Commissioner Rhodes felt the zoning should be R-4 on 21 acre site. He stated Commissioner Howard had talked to him this date and she would not want R-5 zoning on this site. She would prefer R-4. Commissioner Rosenston felt the shape of the land makes the site unde- sirable. He does not want to see it undeveloped. He agreed that there should be some small acreage parcels up in the north end of the Village. He would like to see a development plan for this site. The Village could zone the 21 acre parcel R-4 to protect itself with the stipulation that if the developer comes in with a good plan the zoning could be changed. Mr. Bodenstein stated the property has a 2 foot slope, it is tiled for drainage and there are no wetland on it. Some discussion took place as to whether the 21 acre parcel should have a development plan or not. Trustee O'Malley stated the Board is looking for a firm plan on this 21 acre site. Mr. Pfeil suggested that a concept plan could be drafted without excessive time and effort that would consider physical features on the site and show a general layout of streets and stormwater detention areas. Trustee O'Malley stated this would be helpful but those that were at the Village Board meeting were confused. The specific instruction was to develop a plan for the 27 acre parcel. The Plan Commission will have to do the best it can do and the trustees will have to be satisfied with that. He felt this plan should go back before the Village Board to find out just exactly what it wants. He offered to present it at the Septem- ber 18, 1989 Board meeting under Trustee Report. The Commission concurred The Commission concurred it wants enough of a sketch of the 21 acre parcel that would include, possibly several plans, showing building placement, number of units, roads etc. But not something that has to be built. These plans would not be binding on either the Village or the property owner. Mr. Bodenstein stated there are two entrances to the church. The building will be 32' high. It will be masonry and block construction. The inside will be block. The roof will be concrete slate like material. The height of the tower is 45' . Mr. Worthen stated that on Sundays they have a worship service for 3 hours. Periodically they will have smaller gatherings in the church on Sunday. Weekdays there are youth meetings in the church from 6:30 A.M. to 7:30 A.M. Mondays there is no activity in the building. One night during the weekend there is a youth gathering. Friday and Saturdays they have social events. Saturday night and Tuesday night there would be athletic meetings. Other nights they have administrative meetings. Buffalo Grove Plan Commission-Regular Meeting-September 13, 1989 Page 4 Twice a year the other churches come into the conference during the months of April and November. The mechanicals and dumpsters will be screened with masonry walls. The snow would be put in the dry detention area which has a 1 foot depression. They plan to make that area a softball field in the future. Mr. Pfeil stated that Port Clinton Road and Prairie Road will be a major l , intersection. On the south side of Port Clinton and the west side of Prairie the developer would need to install eight-foot wide sidewalks. The bike path/sidewalk system needs to be continued east on Port Clinton Road from the Vernon Township property at Main Street. Chairman Pro Tem Goldspiel felt the Church should construct some internal sidewalks to connect up with the sidewalk system. The Village engineer and Village traffic consultant will review the plan. The Village staff should consider possible impact of the development on this area and on the utility plan. The Commission requested elevations of the church building for the next workshop. FUTURE AGENDA On September 20, 1989 there will be a public hearing on Arlington Toyota and a workshop on the Day Care Ordinance. STAFF REPORT Route 83 and Buffalo Grove Road signal should be functional in two weeks. Commissioner Krug reported that the stockade fence between the Jewel and Steepleview is in need of repair. ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Rosenston, and unanimously carried to adjourn the meeting. Chairman Pro Tem Goldspiel adjourned the meeting at 10:16 P.M. Respectfully submitted, /1Z/X.Zi Z1471,1-- / Kathleen C yr Recording Secretary APPROVED BY: L 4h ( St Uvt, `ephen Goldspiel Chairman Buffalo Grove Plan Commission-Regular Meeting-September 13, 1989 Page 5