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1999-11-17 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION November 17, 1999 Village of Buffalo Grove,Buffalo Grove Golf Course, Proposed maintenance facility and site improvements, 454 Old Checker Road,Amendment of a Special Use and Preliminary Plan in the R-4 District Chairman Goldspiel called the hearing to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Goldspiel read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Goldspiel Mr. Samuels Mr. Trilling Mr. Ottenheimer Mr. Feldgreber Mr. Johnson Mr. Panitch Mr. Smith Commissioners absent: Ms. Dunn Also present: Mr. William Balling, Village Manager Mr. Richard Vane, Groundwork, Ltd. Mr. William Raysa, Village Attorney Mr. Carmen Molinaro, Buffalo Grove Golf Course Mr. Rick Reed, Buffalo Grove Golf Course Mr. Todd Kingan,Groundwork, Ltd Mr. Mark Biederwolf, Assistant Village Engineer Mr. John Marienthal, Village Trustee Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit A: Preliminary Site Plan, revised dated November 10, 1999 Exhibit B: Preliminary Landscape Plan dated November 10, 1999 Buffalo Grove Plan Commission-Public Hearing-November 17, 1999-Page 1 Exhibit C: Concept Building Elevations dated November 10, 1999 Exhibit D: Staff Parking Option Concept Plan Exhibit E: Preliminary Engineering Plan dated November 10, 1999 Exhibit F: Site and Zoning Information Data Sheet Exhibit G: Preliminary Building Material Samples Exhibit H: Preliminary Floor Plans dated August 29, 1999 Mr. William Balling stated they are requesting an amendment to an existing Special Use request in the R-4 District. He reviewed the history of the Village's golf business noting the Village has been in the golf business for the past 25 years, operating the Buffalo Grove Golf Club on a contract basis starting in 1974 and as owner since 1977. The Arboretum course was opened in 1989. The Buffalo Grove Golf Course was purchased as an open space preservation project and a recreational amenity in 1974 and was an existing and operating golf course at that time. The building in question at 454 Old Checker Road was in place and was actually built as part of the original Buffalo Grove Golf Course in 1966. At the time the Buffalo Grove Golf Course was built Checker Road was a dirt road and that was basically the northern edge of the Village. The maintenance shed was built by a private developer for the purpose of housing the lawn mowers and golf equipment. This shed has outlived its usefulness and has some deficiencies. Mr. Balling stated they are proposing a new facility, 6,600 square feet, properly spotted on the site and properly planned and zoned to allow the appropriate and legal setbacks which do not now exist for the property and spatially orienting the uses so that it is appropriate and sensitive to the neighborhood. He noted they would like to reverse the building so that the part facing Checker Road will be a front yard, properly landscaped and improved as necessary. He noted they will also establish an entirely new bullpen area for the outside service that would be to the south of the building on the interior of the golf course. This will allow them to properly buffer the property to the north and give them a more functional layout. Mr. Richard Vane of Groundwork stated the existing building is virtually in the same location as the proposed building with the exception of the work yard which is right on Checker Road. There is no setback to the existing work yard as the fence is right up to the right-of-way line. The required setback in the R-4 district is 30 feet and the building will meet that 30 foot setback `./ and the work activity will actually be behind the building so that they are essentially screened by the building. Mr. Vane noted the plan has been revised basically to eliminate a previously proposed crossing of the bikepath. He noted there already is an existing crossing of the bikepath about 100 feet farther up and the Village Engineer did not feel an extra crossing here was warranted. Therefore Buffalo Grove Plan Commission-Public Hearing-November 17, 1999-Page 2 the crossing was eliminated based on the request by staff. He further noted there was also a request to make the existing five foot sidewalk an eight foot bikepath in order to promote the Village's bikepath program. Mr. Vane reviewed the landscape plan showing additional foundation landscaping which had been requested by the Plan Commission. These plantings will be in front of the building and annual beds to provide some additional visual enhancement from Checker Road. Mr. Vane noted the door and window adjacent to the door have now been put into scale by placing an additional panel and enlarging the shutters so that they blend and are in keeping with the full range of the front facade. The building will be a metal prefabricated building. Mr. Balling noted one of the points the Commission asked the Village to consider was how employee parking would be handled. He noted they would like to maintain a full and clear access point through the wrought iron gates in the new cart path so that emergency equipment can have a clear shot. He noted five employee cars would be parked at the southwest corner of the site adjacent to the building. Given the nature of this use, this should pose no problem for the operations and allows them to efficiently use the property without expanding the bullpen or expanding the outside parking lot which will be kept for clients and sales representatives and service people. Mr. Carmen Molinaro stated they have a twofold need in this project. The first need is for space. The existing building is over 35 years old and was probably minimally spaced even then. The second need is for a modernization of the building. He noted they have had structural problems throughout the years with the exterior walls which are becoming more serious every year. He noted they have no specified lunch room, no training room, it is a non-sprinklered building, no separation between work areas and eating areas,and fertilizing and chemical storage. There is no employee locker area, no showers, and inadequate washroom facilities. He stated they need to get a new building that will be in compliance with all the new and upcoming operational regulations which are now in effect or will be in effect shortly. Mr. Balling noted the special use criteria as follows: 1. The special use will serve the public convenience at the location of the subject property and that the establishment, maintenance and operation of the special use will not be detrimental or endanger the public health, safety, morals, comfort and general welfare. He noted this building has been designed as a code compliant, `./ zoning compliant, modern facility and have corrected the deficiencies on the site from a zoning standpoint and now fully comply with the standards and codes of the Village. 2. The location, size, nature and intensity of the operation involved in or to be conducted in connection with the said special use, the size of the subject property Buffalo Grove Plan Commission-Public Hearing-November 17, 1999-Page 3 in relation to the special use, and the location of the site with respect to the streets giving access to it shall be such that it shall be in harmony with the appropriate and orderly development of the district in which it is located. He noted this is an R-4 District and they have honored the setbacks and eliminated the front yard storage facilities and have generally improved the aesthetics and appearance of the site, giving it a residential feel. L./ 3. The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity of the subject property for the purpose already permitted in such zoning district nor substantially diminish or impair the property valuations of the neighborhood. He noted this is an amendment to an existing special use and the design itself does fully satisfy these standards and will not diminish any property values. 4. The nature, location and size of the buildings and structures involved with the establishment of the special use will not impede, substantially hinder or discourage the development and use of the adjacent land and buildings in accordance with the zoning district within which they lie. He noted this is a full developed district and this is merely a rehabilitation phase and will have a negligible impact on any issue related to further development in the area. 5. That adequate utilities, access road, drainage or other necessary facilities have been or will be provided. He noted they have provided the preliminary engineering plan. 6. That the parking area shall be adequate in size for the particular special use which area shall be properly located and suitably screened from adjoining residential uses and the entrance and exit driveways to and from these parking areas shall be designed so as to prevent traffic hazards,eliminate nuisances and minimize traffic congestion on public streets. He noted that by shifting the employee lot to the south of the building, providing the service access drive and by improving the driveway and eliminating one of the crosswalks they have been responsive to this condition. i Mr. Balling stated he believes they have provided a design that is consistent with the special use criteria and with the best planning standards for golf facilities. Commissioner Johnson asked how the new transom windows affect the mezzanine floor. 1 Mr. Kingan stated the transoms are not transparent windows so there is no effect to the mezzanine. Commissioner Johnson noted he would still like to see some plantings in front of the right hand Buffalo Grove Plan Commission-Public Hearing-November 17, 1999-Page 4 side of the building. Commissioner Trilling asked how many employees will be parking here. Mr. Molinaro stated the maximum would be 8 and some car pool so there may not be 8 vehicles. Commissioner Trilling noted the northeast corner parcel which has the new 6 foot wrought iron �./ fence is connected to the 8 foot high wood fence. Mr. Balling stated they are proposing an 8 foot interior fence to the golf course. Part of that is to try to block off balls from the first green. Commissioner Feldgreber asked why there is a stormsewer inlet so close to the fuel tank and if that is a concern. Mr. Vane stated there will be some kind of a concrete curb around the area so that any gas spilled would be contained and will not get into the stormsewer. Mr. Balling stated they will note that check it out. Chairman Goldspiel asked how the engineering here relates to the problem of creek flooding. Mr. Vane stated this has been designed to keep the same amount of impervious area that exists and he does not anticipate any additional problems. Ms. Robin Netter, 409 Claret Dr, stated her back yard does face the shed now and is glad to see the proposed improvements. She further noted she would like to see some more landscaping along Checker Road. Mr. Balling explained the fencing and noted there will actually be less fencing on the frontage. He noted the new building will be further out but there will be more green space. The bullpen will actually be bigger but further south. Ms. Netter noted she does get a lot of golf balls come into her yard and asked if there are any plans for netting. Mr. Balling stated they are not moving into a netting program at this point for aesthetic reasons as well as functional and maintenance reasons. It would be excessively expensive to do all the spots on the golf course and if they start netting they actually face additional liability exposure for areas they do not net. He stated they have tried to configure this property so that it minimizes the problem. Buffalo Grove Plan Commission-Public Hearing-November 17, 1999-Page 5 Commissioner Trilling stated he would ask that the appropriate steel gage be used to resist dings on the building. Mr. Kingan stated they have investigated same and the building they are specifying is suitable for golf courses and is, in fact, a popular building comparable on several other area golf courses already. `./ There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 8:10 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: STEPHEN GOLDSPIEL, Chair Buffalo Grove Plan Commission-Public Hearing-November 17, 1999-Page 6 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION November 17, 1999 Village of Buffalo Grove, Buffalo Grove Golf Course, Proposed maintenance facility and site improvements,454 Old Checker Road,Amendment of a Special Use and Preliminary Plan in the R-4 District Chabad Synagogue,Proposed synagogue and child care facility, northeast corner of Buffalo Grove Road/Deerfield Parkway, Amendment of a Special Use and Preliminary Plan in the R-3 District-- Workshop#1 Chairman Goldspiel called the meeting to order at 8:10 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard,Buffalo Grove, Illinois. Commissioners present: Chairman Goldspiel Mr. Samuels Mr. Trilling Mr. Ottenheimer Mr. Feldgreber Mr. Johnson Mr. Panitch Mr. Smith Commissioners absent: Ms. Dunn Also present: Mr. William Balling, Village Manager Mr. Richard Vane,Groundwork, Ltd. Mr. William Raysa, Village Attorney Mr. Carmen Molinaro, Buffalo Grove Golf Course Mr. Rick Read, Buffalo Grove Golf Course Mr. Todd Kingan, Groundwork, Ltd. Mr. Lawrence Freedman,Ash, Anos, Freedman& Logan Rabbi Shmuel Katz Mr. Fred Bernheim, SAS Architects& Planners Mr. Darek Zarnowsky, SAS Architects & Planners Mr. Thomas McCabe, Seton Engineering Mr. Nicholas Patera, Teska Associates, Inc. Mr. Mark Biederwolf, Assistant Village Engineer Mr. John Marienthal, Village Trustee Mr. Robert Pfeil, Village Planner • Buffalo Grove Planning Commission-Regular Meeting-November 17, 1999-Page 1 APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Johnson to approve the minutes of the public hearing and regular meeting of September 15, 1999. Commissioner Samuels noted several typographical errors requiring correction on the public hearing. He further noted a required addition of a word in paragraph 4 of page 5 in the regular meeting. Also he requested modification of paragraph 8 on page 5 in the regular meeting. All Commissioners were in favor of the amended motion and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS Commissioner Samuels attended the Village Board meeting on November 15, 1999 and stated the Village Board and the Park District got together and agreed with regard to the language of the ordinance that would be used to approve the Raupp Museum expansion and that language was prepared and ready at the meeting and was, in fact,passed. VILLAGE OF BUFFALO GROVE, BUFFALO GROVE GOLF COURSE, PROPOSED MAINTENANCE FACILITY AND SITE IMPROVEMENTS, 454 OLD CHECKER ROAD, AMENDMENT OF A SPECIAL USE AND PRELIMINARY PLAN IN THE R-4 DISTRICT Moved by Commissioner Samuels, seconded by Commissioner Johnson to recommend approval to the Village board of a petition for approval of an amendment of a Special Use in the R-4 District and approval of a Preliminary Plan for construction of a new maintenance facility of approximately 6.600 square feet and related site improvements at the Buffalo Grove Golf Course, pursuant to the testimony produced at the public hearing and the exhibits introduced and subject to: 1. Any construction activity generating noise on the property shall be limited to the hours of 7:00 a.m. to 7:00 p.m. each day Commissioner Samuels noted his support of the motion on the basis that it is a necessity. He noted this is an appropriate change and it will make for a better neighbor in its new configuration. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Samuels, Trilling, Ottenheimer, Feldgreber,Johnson, Panitch, Smith, Goldspiel NAYES: None ABSTAIN: None ABSENT: Dunn The motion passed 8 to 0. Buffalo Grove Planning Commission-Regular Meeting-November 17, 1999-Page 2 CHABAD SYNAGOGUE PROPOSED SYNAGOGUE AND CHILD DAY CARE FACILITY, NORTHEAST CORNER OF BUFFALO GROVE ROAD/DEERFIELD PARKWAY, AMENDMENT OF A SPECIAL USE AND PRELIMINARY PLAN IN THE R-3 DISTRICT -- WORKSHOP #1 agreement Freedman stated this property is the subject of an existing annexation which was originally approved as part of the New Life Evangelical Lutheran Church petition. He noted the Chabad has purchased the property and is now the owner and is seeking to modify the existing plan to allow for the construction and operation of a synagogue which would include pre-school activities. Rabbi Katz stated he is the director of the Chabad house which is a synagogue but does not require membership fees and is open to the community to participate in the services. People pay for some services received but many services are basically lectures etc. which are free. He noted a majority of the people participating in the Chabad are members of other synagogues. H noted they have do not have daily services but only on Saturday morning and Friday evenings which has about 60 people attending. Rabbi Katz stated they do not have a Hebrew school now and do not plan to have one in the near future. They do have Sunday school classes for about 40-50 children now and plan continue at the new facility. This Sunday school is for Russian speaking individuals. Rabbi Katz noted their pre-school hours now are 9:00 a.m. to 11:30 a.m. and from 12:30 p.m. to 3:30 p.m. and will continue as such for children aged 2-5 years of age. There will be approximately 90 children. These children are basically dropped off by parents. He noted this creates about 20-25 cars for drop off and pick up as many people car pool. He noted the philosophy of the school is to have the parents are involved as possible so they prefer to have parents come in with the children and spend a little time. Rabbi Katz stated they will have six classrooms in the new facility with two teachers in each classroom. There will also be a director, secretary etc. for about 15-16 employees. Mr. Bernheim stated that in terms of the parking arrangements for the Chabad they will be 35 cars beyond the limits of the code requirements. He introduced his design team and noted he was available for questions at any time. Mr. Zarnowsky stated the building is centrally located and consists of two wings. One wing on the south side is the synagogue and the other wing is the educational wing. Between them is a connecting link with the administration with two separate entrances. One would serve as an entrance to the synagogue wing and the other would serve the school wing. The parking is to the south of the building at the intersection of Buffalo Grove Road and Deerfield Parkway. One driveway has already been approved and recommended by IDOT and is far north from the intersection on Buffalo Grove Road. After discussions with the Village, they have given a strong Buffalo Grove Planning Commission-Regular Meeting-November 17, 1999-Page 3 recommendation for a second driveway which could possibly be right in, right out from Deerfield Parkway. This is being shown as a potential driveway on the plan. There are drop off lanes around the building to the south and west with the majority of the parking on the south side of the building. On the north and east side of the building adjacent to the school wing is playground areas with a fence and landscaped areas around the fence. To the east and north of the site there is an existing detention pond which they will enlarge in order to provide adequate volume. Mr. McCabe stated the entrance on Deerfield Parkway will be right in only. The stormwater would be discharged into the detention facility located to the east side of the site. The water is located presently on Buffalo Grove Road and a connection will be made to the water located on the west side of Buffalo Grove Road, extended across the street. There is currently a sanitary manhole which was constructed at the time the residential subdivision was constructed to the north of the site. He noted they will have to construct an ejector system on the proposed site to pump sewage from the facility over to the manhole. This is the end of the system so there is no reason to make it a public lift station. Mr. McCabe noted they have already written to the County Highway Department regarding the entrances and they have sent a letter stating that there policy would be to only have one entrance on Buffalo Grove Road. There have been some discussions regarding the entrance on Deerfield Parkway and the door may be slightly open to that suggestion as a right in only but it would require some support from the Village. Chairman Goldspiel asked whose request it was for the right in only. Mr. Freedman stated the inference from Mr. Kuenkler's discussions with the County was that the County would entertain a right in only possibly. If they convince them to do more than that, it would be in their interest to do so. Commissioner Samuels asked about the setback on Deerfield Parkway which is slated for future improvements. Mr. Freedman noted the County would not give a permit unless they made the appropriate dedication and the plan would be adjusted. Mr. McCabe stated they initially proposed to expand the detention facility which is currently located at the east side of the site by expanding it along the north side of the site. However, the `./ Village has indicated they would prefer to widen out the east side of the property to accommodate the additional stormwater management. They have not yet made that change. but they will widen out the detention pond, push the banks further to the west, add the additional storage required to meet the Lake County Stormwater Management ordinance and leave the area immediately north of the site as it currently is. Buffalo Grove Planning Commission-Regular Meeting-November 17, 1999-Page 4 Commissioner Samuels asked if there are wetlands on the property now. Mr. McCabe stated no. He noted they have had the site reviewed and it has been determined that II the property that is wet is not a wetland. Chairman Goldspiel noted there is a bikepath just to the north and there needs to be an aesthetic and safety margin for that main branch of the bikepath. Mr. McCabe noted they are aware of that and it is the one issue that really drove them off the north site. He noted they will be meeting with Mr. Kuenkler on that issue. Commissioner Trilling asked if a 2 inch force main is up to Village standards. Mr. McCabe stated this is a private sewer and it is the size that will not bring them under the minimum velocity of 2-3 feet second. The proposed ejector system is a grinder ejector so that all of the material will be ground up. If this was a public sewer it would need to be 4 inches minimum. Commissioner Trilling asked if there is any foreseeable need for tributary needs to the sanitary line. Mr. McCabe stated he does not think there are any other tributary areas that have ever been planned to be picked up on this site. Mr. Pfeil noted the lift station for the New Life propertywas on the north side of theproperty. Commissioner Ottenheimer noted it is critical to know what the County will decide regarding the right in only access due to the hardships of the traffic in the area. Mr. Freedman stated they hope to have some comments from the County as soon as possible. Chairman Goldspiel asked if this congregation would be driving to services on the Sabbath. Rabbi Katz stated a big part of their members walk to services but there are some who do drive. Chairman Goldspiel asked where the majority of the members live relative to this location and where they will be coming from. Rabbi Katz stated he cannot really tell. Chairman Goldspiel noted there has been previous discussion relative to additional pavement on Buffalo Grove Road and changing of the turn bays in order to facilitate the flow of traffic. He asked if it would be advisable to submit this to the Village traffic consultant. Buffalo Grove Planning Commission-Regular Meeting-November 17, 1999-Page 5 Mr. Pfeil stated it would be appropriate in preparation for the next meeting to have the traffic study reviewed by the Village's traffic consultant. He noted that the Lake County Division of Transportation controls permitting for both Buffalo Grove Road and Deerfield Parkway, the County's requirements for right-of-way and any other improvements should be shown on the plan, in addition to the existing conditions. Chairman Goldspiel noted more information in that regard will be necessary for the next `./ meeting. Mr. Freedman suggesting working on the second access issue a little further and then they would like to work with the Village traffic consultant. They would rather not go to the expense of their own traffic consultant if the Village's consultant can provide sufficient information. Chairman Goldspiel asked if there are any gaps in the sidewalk system that the Village needs to look at completing in order to facilitate foot traffic to this location. Rabbi Katz noted quite a few people do walk to this location and people who are highly concerned with this issue tend to buy homes close by and there are sidewalks in most of these locations. Chairman Goldspiel noted concern with the drop off area on the west side as all the traffic will be going right there and there are also right angled parking spaces there. He noted he would prefer that this area be made grass. Chairman Goldspiel asked if the Fire Department has looked at the plan. Mr. Pfeil stated the Fire Department has not yet commented on the plan. He noted that the Fire Department won't necessarily require paved access on all sides of the building. Commissioner Panitch noted turning south on Buffalo Grove Road and making a left turn into the facility will be problems. The main exit and entrance appears to be a problem in itself because of this. Chairman Goldspiel noted the entrance needs to be as far north as possible. Mr. Freedman stated they will look at the access. Commissioner Panitch asked why there is so much concentration on drop off areas when the Rabbi has said most parents come into the center. Mr. Zarnowsky noted it is more like short term parking. Chairman Goldspiel noted the Fire Department should be informed that this is intended to be Buffalo Grove Planning Commission-Regular Meeting-November 17, 1999-Page 6 short term parking instead of a fire lane situation. Commissioner Feldgreber noted it would be better to make the parking to the west five, ten or twenty minutes parking spaces instead of short term parking at the drop off. Mr. Zarnowsky stated they will look at that. Commissioner Johnson noted the right-in,right-out is critical on Deerfield Parkway and any left turn on Buffalo Grove Road is almost impossible at any time. Further he noted the drop off on the south side of the property will be dangerous when people turn left and cut across the two way driveway for a quick drop off. Mr. Zarnowsky noted some form of signage is perhaps in order. Chairman Goldspiel noted it is really necessary to pin down fire lanes and emergency access to the building in order to determine drop offs and traffic configuration. Mr. Zarnowsky reviewed the building elevations,noting the building has a prairie style look. He noted there is a courtyard between the school building and the synagogue where there will be nice landscaping and walkways. He then presented the building materials and reviewed same. Commissioner Feldgreber noted the existence of a staircase and asked if there will be a basement. Mr. Zarnowski stated they are showing an optional 5,000 square feet of basement on the plan. Commissioner Feldgreber asked if the mechanicals would be housed in the basement. Mr. Zarnowski stated the mechanicals will all be on the roof. Some equipment will be on top of the school wing and some on top of the flat roof of the synagogue which will be all screened with a parapet wall of a sufficient height. Chairman Goldspiel asked what kind of glass would be used. Mr. Zarnowski stated they have not decided as yet, although the bottom sections of glass have to be tempered. Commissioner Johnson noted this is a very big building and wondered if there will be any expansion. Rabbi Katz stated they go way beyond the minimum requirements and their ratio for students is one teacher for six children. There will be no more than 12 kids per classroom. It is big but there really is no room for expansion due to their ratios. Buffalo Grove Planning Commission-Regular Meeting-November 17, 1999-Page 7 Mr. Patera reviewed the landscape plan. He noted the character surrounding Deerfield Parkway and Buffalo Grove Road is somewhat less formal in its surroundings and they want to reflect that in the landscape plantings. He noted he is seeking to provide an informal arrangement of screen planting combining canopy trees backed up by shrub plantings to help screen the views from the streets. Intermittent evergreens occur at darker locations at the sides. As you get closer to the building there are some nice islands in the parking lot with canopy trees and shrub plantings in a center median. The plantings around the perimeter continue down the east side and as you `./ approach the building you have a kind of arrival plaza. The idea would be to intersperse plantings in smaller scale to give some softening to the foreground of the building. Around the play areas will be soft surfaces with apparatus fit for specific ages. The courtyards have an opportunity for more detail planting, walkways and seating elements. Chairman Goldspiel asked what the capacity for children is in the building and the capacity for the synagogue. Rabbi Katz noted the capacity for children is about 85 maximum. The synagogue will hold about 400 maximum. For educational purposes the classrooms can hold about 20 kids per classroom for a maximum total of 120. Commissioner Trilling stated the petitioner has done a great job in putting together a plan. He asked how this development is being funded and how the center operates. Rabbi Katz stated they do charge tuition for the pre-school services. However, the development is being funded by a private individual so there will be no mortgage. He noted their goal is not to make money but to provide the highest level of education for the children. Commissioner Trilling asked if the left turn lane into the site on southbound Buffalo Grove Road can be extended so there is no backup on Buffalo Grove Road. He further asked if there is any consideration to widening the pavement on northbound Buffalo Grove Road to accept a right hand turn lane into the site. Mr. McCabe stated it is in the hands of Lake County Highway Department and whatever they want is what the development will have to provide. Chairman Goldspiel asked if there is sufficient setback on the Buffalo Grove Road side. Mr. Pfeil noted the building setback is a 30 foot minimum in this district. He noted there is really no landscaped yard requirement per se. This is a special use and we can try to maximize the setback but there is really no requirement per se. Chairman Goldspiel asked if there any special events or high holy day services that would attract more than the 200 capacity. Buffalo Grove Planning Commission-Regular Meeting-November 17, 1999-Page 8 Rabbi Katz stated yes, but they rent outside in the community. Chairman Goldspiel noted there is no objection to the use. However, there are some concerns about fire lanes and fire access, parking lot reconfiguration and losing the drop off area, making sure there is enough green space and primarily getting a better fix on what the County will allow in terms of entrances and exits. Commissioner Samuels noted that as a special use here the low intensity and hours of operation here make this a palatable development. Commissioner Johnson noted that the building itself and the landscaping are beautiful. However, the traffic pattern needs to be looked at very seriously. Commissioner Smith asked if there will be any signage. Rabbi Katz stated there will be some sort of sign probably on Buffalo Grove Road. CHAIRMAN'S REPORT-None FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next meeting will be on December 1, 1999. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT-None NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Trilling, seconded by Commissioner Ottenheimer and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 10:00 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: STEPHEN GOLDSPIEL, Chair Buffalo Grove Planning Commission-Regular Meeting-November 17, 1999-Page 9