Loading...
1989-10-11 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Mormon Church site, Port Clinton Road/Prairie Road October 11, 1989 Chairman Sheldon called the meeting to order at 7:30 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Braiman Mr. Rubin Mr. Rosenston Mr. Charlette Commissioners Absent: None Also Present: Mr. Ira Bodenstein, Attorney, Mormon Church Mr. William John, Mormon Church Mr. Skip Lindberg, Architect, Mormon Church Mr. Gary Glover, Village Trustee Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Rhodes, seconded by Commissioner Rubin, to approve the Regular Meeting minutes of September 13, 1989. The motion passed unanimously. Moved by Commissioner Rhodes, seconded by Commissioner Rubin, to approve the Regular Meeting minutes of September 27, 1989. The motion passed unanimously. Moved by Commissioner Rhodes, seconded by Commissioner Rubin, to approve the Public Hearing minutes of September 27, 1989. The motion passed unanimously. COMMITTEE & LIAISON REPORTS - None MORMON CHURCH SITE, Port Clinton Road/Prairie Road - Workshop #2 Commissioner Krug stated that he has done business with the project's architectural firm, FGM/C, Inc. , and he is a friend of Skip Lindberg, the 1 project architect, so he will abstain from participating in the Plan Commission review. Buffalo Grove Plan Commission - Regular Meeting - October 11, 1989 - Page 1 Mr. Bodenstein explained that the site is a 26.9-acre tract at the southwest corner of Port Clinton and Prairie Roads. The Mormon Church site occupies the northern six acres of the tract. He noted that Plan Commission's exhibits include a floor plan of the church and Concept Plans of the church site and the adjacent 21-acre parcel. He commented that the church will have 303 seats, so the proposed 227 parking spaces are adequate. Mr. Bodenstein presented a letter dated September 29, 1989 from William E. Peterson, Vernon Township Supervisor, stating that if certain conditions are met, the Mormons may use Vernon Township's property for parking twice per year when overflow parking is needed. Commissioner Braiman commented that the letter from the Township should be referenced in the annexation agreement. Mr. Bodenstein said Mr. Peterson would probably agree to including the parking agreement in the annexation document. Mr. Bodenstein pointed out that the Concept Plan now shows a ball field in the northwest corner of the church site; the field will not be lighted for night use. He noted that an eight-foot wide sidewalk is shown along Port Clinton Road and along Prairie Road to the southern end of the Mormon church site. Mr. Bodenstein reviewed the sketch plans for the 21-acre parcel south of the church site. He said the zoning petition requests R-5 zoning, which would yield nine more single-family lots than R-4 zoning. He commented that the R-5 zoning is reasonable based on the triangular shape of the parcel. The nine additional lots allowed by the R-5 zoning would not have a significant impact on traffic or utilities, but would make the property more marketable. He noted the plans for an R-4 layout and R-5 layout both have two access points to Prairie Road. Mr. Bodenstein pointed out that both the R-4 and R-5 plans show stormwater detention areas. The plans are not binding on the Village or the property owner, and on the final residential plan it may be possible to combine the detention areas as suggested by the Village Engineer. Mr. Lindberg reviewed the elevation drawings of the proposed church. The spire would be 63 feet tall; the main roof would be 37 feet in height at the ridge. The church walls would be brick with a metal facia. Chairman Sheldon asked if the spire would be lit at night. Mr. Johnson said he is not sure if the spire will be lit, but the flag pole would be illuminated. Commissioner Rhodes inquired if the ball field on the church site would be open for use by adjacent residents. Mr. Johnson said the church would probably have to restrict use of the ball field to church-sponsored activities because of possible liability. Buffalo Grove Plan Commission - Regular Meeting - October 11, 1989 - Page 2 Commissioner Goldspiel said in the residential area it would be advisable to combine the detention areas to provide an area large enough for at least a tot lot. Commissioner Braiman suggested that the residential lots adjoining the Wisconsin Central railroad tracks should be made deeper to protect the houses from noise and vibration from trains. Commissioner Goldspiel said the constraint on this site is the width of the lots; lot width is more important than lot depth on the site. Mr. Johnson pointed out that some of the lots adjacent to the railroad tracks have mature trees that would probably be preserved as a buffer to the homes. Commissioner Braiman noted that some of these trees would probably be removed when utility lines are installed. Commissioner Goldspiel said there is not much difference in the site plan or land use impact if the zoning is R-4 or R-5, and he asked if any Commissioners object to having the smaller R-5 lots. Commissioners Braiman and Rhodes indicated that the larger R-4 lots would be more appropriate for the site. j Chairman Sheldon pointed out that more trees would be saved if the lots were 1 larger. Commissioner Goldspiel commented that R-5 zoning on the site would not have a detrimental impact on adjacent residential areas such as Krisview Acres, which is an older neighborhood. He noted that much of Buffalo Grove was built using the R-5 zoning standards, and this has produced very attractive neighborhoods. He suggested that R-5 zoning may give more opportunity for first-time home purchasers. Commissioner Braiman suggested that perhaps R-4 zoning could be used, with variations as needed for certain lots. Commissioner Rubin said a mix of R-4 and R-5 zoning may be an alternative. Commissioner Goldspiel commented that a Planned Unit Development (P.U.D.) could be used to preserve trees and provide other site amenities. Commissioner Rosenston said he is concerned about single-family use on the site because of its small size, irregular shape, and the proximity to the proposed church use. He suggested that a P.U.D. for a multi-family use may be a better use because more open space could be provided on the site. Mr. Bodenstein said he believes the site is saleable with R-4 or R-5 zoning. Commissioner Charlette said R-5 zoning is appropriate; an R-4 and R-5 mix also seems like a good alternative. Buffalo Grove Plan Commission - Regular Meeting - October 11, 1989 - Page 3 Commissioner Howard said she is sensitive to the cost of housing for first-time homebuyers, but she is concerned about the proximity of lots to the railroad tracks. Commissioner Rhodes said the cost of housing is a concern, but for this site R-4 zoning would be better than R-5; the layout would be too crowded under R-5 zoning. Commissioner Rubin said if the site is zoned R-4 initially, a developer could request a rezoning to R-5 when a specific plan is ready for review. Concerning the church site, Commissioner Braiman inquired how high the satellite dish would be. Mr. Pfeil said the satellite dish would be regulated as an accessory structure, which allows a height of 15 feet. Commissioner Braiman asked how large the church's congregation would be. Mr. Johnson said the congregation would be approximately 300 persons. Commissioner Goldspiel asked if the west stormwater detention area would be useful as a ball field. Mr. Lindberg said the detention area will be three feet deep, and it will be drained to permit recreational use. Commissioner Goldspiel asked if the church site detention area could provide some storage for the residential parcel. Mr. Lindberg said the church officials prefer to keep the church detention separate from the residential parcel. Chairman Sheldon said it may be to the church's advantage to have a larger recreational area for youth programs. She said the Village would work with the church to combine detention from the residential site to create a larger playing field. Mr. Johnson said the church is owned by the parent organization in Utah, and church officials want the church site to be separate from the residential parcel. Commissioner Goldspiel asked if the church plan is a standard design. Mr. Lindberg said it is a standard plan with local modifications. Commissioner Braiman asked if the church would be similar to the church in Glenview. Mr. Johnson said it would be like the church in Schaumburg. Buffalo Grove Plan Commission - Regular Meeting - October 11, 1989 - Page 4 Commissioner Rosenston asked if the ball field would be fenced along Port Clinton Road. Mr. Lindberg said there will be landscaping along Port Clinton Road, so fencing wouldn't be needed. Commissioner Charlette asked what size of softballs would be used at the field. Mr. Johnson said twelve-inch and sixteen-inch diameter softballs would be used. Chairman Sheldon asked for a polling concerning the Commission's position for R-4 or R-5 zoning for the residential parcel. Commissioners Braiman, Rubin, Howard, and Rhodes preferred R-4 zoning. Commissioners Goldspiel, Rosenston, and Charlette favored R-5 zoning. Based on the polling, Chairman Sheldon said R-4 zoning should be advertised for the public hearing. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE - Mr. Pfeil said the October 18, 1989 meeting would have a public hearing on the Seigle's sign parcel at Bank Lane and Route 83. PUBLIC COMMENTS AND QUESTIONS - None I STAFF REPORT - None ADJOURNMENT - Moved by Commissioner Rhodes, seconded by Commission Rubin, and unanimously carried, to adjourn the meeting. Chairman Sheldon adjourned the meeting at 8:50 P.M. Respectfully submitted, /6-e-eaY E. fiPii ROBERT E. PFEIL, VillagePlanner APPROVED BY: Barbara Sheldon, Chairman Buffalo Grove Plan Commission - Regular Meeting - October 11, 1989 - Page 5