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2000-04-05 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION April 5,2000 Matrix Development,Proposed three-lot subdivision, 1801 Prairie Road (Formerly 22095 N.),Rezoning from the Residential Estate to the R-3 District and approval of a Preliminary Plan 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 Ms. Dunn Mr. Feldgreber Mr.Johnson Mr. Panitch Mr. Smith Commissioners absent: None Also present: Mr. Carey Chickemeo Ms. DeAnn Glover,Village Trustee Mr. John Marienthal,Village Trustee Mr. William Raysa,Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit A: Preliminary Site Plan dated March 15, 2000 Exhibit B: Preliminary Development Plan dated March 15,2000 Exhibit C: Off Site Development Plan dated March 15, 2000 Buffalo Grove Plan Commission-Public Hearing-April 5,2000-Page 1 Mr. Chickemeo stated he is requesting a re-plat of subdivision and a rezoning of the subject property into three R-3 residential building sites. The property currently sits on the northeast corner of Arlyd and Prairie Road and theyare proposing to create three lots on the property,two Y P Po g P Pert3' facing and accessing off of Arlyd Road and one facing Prairie Road. The two lots on Arlyd would be in conformance with all the standards and size requirements of R-3 zoning. Lot 1 which is the lot on Prairie Road is going to need a variance for the side yard in order to develop the property correctly. He noted they have chosen to ask for the variation on that particular property because of its juxtaposition with the detention area adjacent to it to the north. Also the side yard on the south side would abut to the rear yards of the Arlyd properties giving it sufficient depth and distance away from any housing. The R-3 development plan is consistent with all of the development within the Village in this area,specifically the Mirielle subdivision. Mr. Chickerneo stated that in order to develop these lots consistent with city requirements,they will be running a water main for approximately 700 feet. The water main will be brought down Prairie and augured under Prairie to come out to the Arlyd properties. Then the water main will be carried down along the properties and along the front of the Arlyd properties all the way to the end and tie it in to the fire hydrants. This infrastructure is being built not only to serve the three proposed lots but also future properties as they wish to tie into the services and will allow for consistent development in the future for the area. Mr. Chickemeo noted only two trees will have to be removed and all the perimeter trees will be kept. He noted they will also be bring in sidewalks to the area on Prairie and Arlyd consistent with development requirements within the Village. Chairman Goldspiel asked about the suggestion to increase the south side yard for Lot 1. This would help to get out of the variance for the side yard by more carefully sculpting the building footprint. Mr. Chickerneo stated they have discussed the suggestion but feel that they are trying to keep the building area as consistent with the other building areas as possible. Because this side yard really abuts a rear yard,the 2 foot difference becomes diminimus because it sits against a rear yard side back. The side to the north faces a detention area which will be nothing more so there will be nothing built there. Therefore, if they had to do something else,they could but it only creates possibly some difficulty in trying to sit a house that is consistent with the neighborhood. However, if it is the Commission's wishes,they could comply with the recommendation. Chairman Goldspiel asked if the calculations have been reviewed on the detention area. Li Mr. Kuenkler stated the review had been done and the basin was designed for all the development improvements, including the future Weiland Road realignment, should it occur. He noted this development is not included in the detention basin. Chairman Goldspiel asked if there will be no problems with overflow from the detention basin Buffalo Grove Plan Commission-Public Hearing-April 5,2000-Page 2 onto this development. Mr. Kuenkler stated the overflow, if one occurs from the basin, is just east of this property. Chairman Goldspiel asked if any accommodation needed to be made for detention from this property. Mr. Kuenkler stated that under the standards of the Lake County ordinance which is what is usually applied,no further detention would be required. Chairman Goldspiel asked if anything needs to be done in lieu of detention. Mr. Kuenker stated he believes that for this area's future development,we must begin to think about siting a detention basin at the lowest point of the area and possibly some contribution towards that basin would be appropriate. Commissioner Samuels asked if Lot 2 would be permitted to fence along the entire rear of their yard. Mr. Kuenkler stated they could fence up to the building line of whatever building line is required along Prairie Road. If it is a 30 feet building line along Prairie Road,the fence would have to end and then turn south. Commissioner Feldgreber asked if the petition was going ahead with R-3 or R-4 zoning. Mr. Pfeil stated the petition asks for R-3 on all three of the lots. Chairman Goldspiel asked if there were any comments on R-3 or R-4 zoning designation. Mr. Pfeil reviewed the platting of R-3 and R-4 areas, noting the aerial photograph shows existing lot lines as well as the ownership of various parcels. He reviewed the re-platting scenario where on the north side of Arlyd, R-4 lots would theoretically be platted. These are actually larger than the R-4 minimum lots, being 75.8 feet in width and about 15,000 plus square feet in area. Eight lots could theoretically be platted on the north side of Arlyd. R-3 platting is shown on the south side of Arlyd.Approximately 11 or 12 lots may be possible. The last scenario shows R-3 lots on both sides of Arlyd. This plan would result in one fewer lot or about 7 lots on the north side of Arlyd. Chairman Goldspiel asked if the proposed utility services will be adequate to serve this kind of projected development. Mr. Kuenkler stated yes. Buffalo Grove Plan Commission-Public Hearing-April 5,2000-Page 3 Commissioner Johnson noted Mr. Pfeil's memo mentions that the top portion of the side slope of the storm water facility to the north is actually on this residential lot. Mr. Pfeil stated the detention facility to the north is not on Lot 1 or the existing property. He said that his comments in the memo address the scenario that perhaps some real estate from the stormwater facility could be added to Lot 1. If the real estate were available from the stormwater parcel, it would probably result in a slope being on Lot 1. If the property owner wanted to put a `./ fence, it might be lower than the rest of the lot. Chairman Goldspiel asked if the Commission has any legal impediment in varying the requirements of the R-3 and still calling this an R-3 development. Mr. Raysa stated no. Chairman Goldspiel asked if there would be any legal impediment to having one lot as R-4 and the other lots as R-3. Mr. Raysa stated he goes along with Mr. Pfeil's recommendation as far as R-3 for the subject property, and if the property either to the east or south come into the Village,to keep that area R-3. Commissioner Samuels asked if it sets a precedent to establish an R-4 on a single lot and the other two as R-3, so that the other lots along the north could then come in as R-4. Mr. Raysa stated,based on Mr. Pfeil's rationale and theory,he goes along with his R-3 recommendation for all three of the subject parcels. Commissioner Samuels stated he is concerned that is bootstraping. You are creating the zoning and creating the variation at the same time. Mr. Raysa noted: 1. The Village has done this type of rezoning and variation 2. This is a minor variation 3. The petitioner has noted he will go along with the Village's recommendations and make the side yard with a need for a variance if the Village so desires Mr. Chickerneo noted some of things that makes this particular situation unique are its location next to the detention, its unique length in terms of the zoning requirements that the Village is looking to be consistent with. Because of it's unusual depth and juxtaposition to the detention area and its side yards to the other rear setbacks, it seemed to be the best and most logical Buffalo Grove Plan Commission-Public Hearing-April 5,2000-Page 4 position to create an R-3 zoning which is what seems to be more consistent with the Board's Comprehensive Plan for the future development there. Commissioner Samuels noted the main difference between R-3 and R-4 is that in R-4 you get an extra lot. But the fact is,that if this scenario were recreated and put a 60 foot standard street width in between two of the pieces,you could still get Blots with the same configuration. `.J Mr. Pfeil stated if the Commission believes strongly that there should not be a variation granted on R-3 lots,Lot 1 could have R-4 zoning. If the 3 lot layout is acceptable and it is really a zoning distinction to avoid variations,the site could split zoning of R-3 and R-4. He asked Commissioner Samuels if he was advocating R-4 platting on the north side of Arlyd as preferable to R-3 platting. Commissioner Samuels stated he has no strong preference on the zoning in such a small area. He stated he just does not understand the logic of creating an R-3 and at the same time creating a variance. Mr. Pfeil agreed that it is very logical to avoid variations when new lots are being created and zoned. He noted that proposed Lot 1 does have some unique characteristics. It adjoins an open space area which will remain open in perpetuity and the lot area exceeds even the R-3 standard. The requested lot width and side yard variations should not be considered as a precedent to allow similar variations for other lots that may be platted in the Arlyd Road area. Mr. Chickemeo stated the proposed housing is to be consistent with the current housing in the Mirielle subdivision. It will be approximately 3,000 to 3,700 square feet and the price range will be about$450,000 to $525,000 range. Mr. Chickemeo noted that in laying out the infrastructure for the water main to come all the way down to enable service in the future to new development,they request that somewhere in the development approval they have the ability to have a recapture agreement to recover a proportional share of the infrastructure improvements for future developments along this property. Mr. Kuenkler stated what is being requested is a recapture for that part of the off site water main that would front the current vacant property south of Olive Hill. That recapture ordinance would be developed and presented to the Board to consider. Commissioner Samuels asked if the recapture service is based on needing oversized service. Mr. Kuenlder noted it is larger than the minimum size water main and will be part of the basic municipal system. Buffalo Grove Plan Commission-Public Hearing-April 5,2000-Page 5 Mr. William Jesse, 22051 Prairie Road, asked for information concerning construction of the water main. Mr. Chickerneo pointed out the water main structure on the preliminary site plan. He noted one fire hydrant will be on Prairie Road and one on the most eastern point of Lot 3. Mr. Steve Smith, 16400 Arlyd Road, asked for a recap of what the R-3 and R-4 classifications are. Mr. Pfeil stated the R-4 lots would be a 70 foot minimum lot width and a minimum area of 8,750 square feet. The R-3 requires a minimum width of 80 feet and a minimum area of 10,000 square feet. Mr. Smith asked about the widening of Arlyd Road. Mr. Pfeil stated Arlyd Road is not being widened. The Village is requiring t feet of right of way to be dedicated along the frontage of this development site so that in the future if Arlyd were to be widened and everyone wanted to be included the street would be widened to the Village's minimum right of way and pavement standard. Mr. Kuenider stated the petitioner will need to provide the right of way for the alternate section and construct a sidewalk. Chairman Goldspiel asked where the stormwater in the storm sewer goes to. Mr. Chickerneo stated it will go to the Mirielle detention are. Chairman Goldspiel asked if the Mirielle detention has sufficient capacity both now and in the future. Mr. Kuenkler stated yes. However,no further lots will be able to feed into the Mirielle detention area. Mr. Bob Hermes, 16438 Arlyd Road, asked what the actual size of these lots will be. Mr. Chickerneo stated Lot 1 will be 70 x 182 feet,Lot 2 will be 102 x 130,and Lot 3 will be 80 x 130. Mr. Hermes stated it seems to him that these homes are being squeezed on the site. Mr. Chickemeo noted the development of this property is consistent with the development of all of the adjacent property within the Village. Buffalo Grove Plan Commission-Public Hearing-April 5,2000-Page 6 Mr. Hermes asked what the building setbacks will be both front and rear. Mr. Chickemeo noted that by ordinance the building setbacks are 30 feet. Mr. Pfeil stated the front yard from street right of way is 30 feet,the rear yard is 40 feet. On the east side of the proposed development,Lot 3, along Arlyd would theoretically have a side yard of 8 feet at the minimum. Lot 1 has a rear yard which will be at least 40 feet on the east side of the site. Mr. Raysa asked about testimony regarding the development ordinance variations. Mr. Chickemeo stated the reason for the variation would be for the future development and the widening of Arlyd Road. Mr. Raysa then noted the petitioner means it would not make much sense to do only a small portion of the footage of pavement and curb for that area. Mr. Kuenkler noted the petitioner is not asking to be relieved of the requirement,but only for a deferral of the requirement. Ms. Barbara Polnow, 16372 Arlyd Road, asked if her area will be annexed to Buffalo Grove. Chairman Goldspiel stated no. Mr. Jesse asked about the annexation of the subject property and noted some confusion as to when the hearing of annexation on this property was held. Mr. Pfeil stated the property was owned by the Village of Buffalo Grove at the time of annexation so a public hearing was not required to annex the property. Mr. Jesse asked what annexation is being referred to when the subject of curbs,etc. on Arlyd Road would be discussed. Mr. Raysa stated the Village of Buffalo Grove will hold an annexation hearing on an annexation agreement. An annexation agreement is a written contract by the owner of the property. That hearing is held pursuant to State Statute and is held prior to the entering into of the annexation agreement. There was no annexation hearing on the subject property. Mr. Jesse asked if annexation agreements are made in the future with some of the rest of the people in his area,does the Village hold some sort of agreement or something with Matrix that at that time the Village requires them to go back and put in the curb, etc. Mr. Raysa stated yes. It has not yet been drafted but could be one of two ways. Either the Buffalo Grove Plan Commission-Public Hearing-April 5,2000-Page 7 Village will hold a bond or Letter of Credit for a certain number of years. Sometimes the agreement is so drafted that if a number of years passes,the money reverts to the Village who will then use the developer's money when needed for curbing etc. if the street is to be widened. Mr. Jesse asked when construction will start. Mr. Chickemeo stated,if approved by the Plan Commission and the Board,they contemplate starting construction within 60-90 days. Mr. Jesse asked what will be done to take care of his property if there has been any darige by construction. Mr. Chickemeo stated all construction will use the current driveway coming in from the house that will be demolished that will be along Prairie Road. This will lessen the impact to any existing properties in the area. He also assured Mr.Jesse that he will repair or replace any damage to his property if any occurs. Mr. Jesse asked who exactly he would have to speak to for any recourse he might need. Mr. Raysa stated he should go first to the developer and then to the Village of Buffalo Grove. Mr. Smith asked if the vacant lot on the south side of Arlyd Road should be sold and annexed to Buffalo Grove,will the Jesse house be forced to annex at that point. Mr. Raysa noted that in order for the Village of Buffalo Grove or any municipality to annex property,that property has to be contiguous to the Village of Buffalo Grove. Contiguity is defined as a substantial touching. Therefore Buffalo Grove could not annex the property at 16415 as it is not anywhere near the boundaries of Buffalo Grove. There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 8:40 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: STEPHEN GOLDSPIEL, Chair Buffalo Grove Plan Commission-Public Hearing-April 5,2000-Page 8 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION April 5, 2000 Matrix Development,Proposed three-lot subdivision, 1801 Prairie Road `-/ (Formerly 22095 N.),Rezoning from the Residential Estate District to the R-3 District and approval of a Preliminary Plan Chabad Synagogue,Proposed synagogue,pre-school and community center, northeast corner of Buffalo Grove Road/Deerfield Parkway,Amendment of a Special Use and Preliminary Plan in the R-3 District Workshop#2 Wercheck Professional Center Subdivision—Final Plat Chairman Goldspiel called the meeting to order at 8:40 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 Ms. Dunn Mr. Feldgreber Mr. Johnson Mr. Panitch Mr. Smith Commissioners absent: None Also present: Mr. Carey Chickerneo Mr. Lawrence Freedman,Ash,Anos, Freedman& Logan Rabbi Shmuel Katz,Northwest Suburban Chabad Mr. Fred Bernheim, SAS Architects&Planning Mr. Thomas McCabe, Seton Engineering Mr.Nicholas Patera,Teska Associates, Inc. Mr. Gerald Lindgren, Kenig, Lindgren, O'Hara„Aboona, Inc. Ms. DeAnn Glover, Village Trustee Mr. John Marienthal,Village Trustee Mr. Robert Pfeil, Village Planner Buffalo Grove Plan Commission-Regular Meeting-April 5,2000-Page 1 APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Panitch to approve the minutes of the regular meeting of February 16, 2000. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Trilling and Ottenheimer abstaining. COMMIII'EE AND LIAISON REPORTS Commissioner Panitch stated he attended the Village Board meetings on February 22,2000 and April 3,2000. There was a public hearing on the rezoning of 1001 Johnson Drive from Industrial to 0 &R which was approved. They further discussed new entrance signs for the five locations to enter Buffalo Grove. Commissioner Samuels stated he attended the Village board meeting on March 20,2000 at which time there was a referral of the Millbrook property proposal for a five-story office building at Route 22 and Millbrook Drive. This building would be a twin of the current five-story building to the east,although it would be turned 90 degrees relative to that building. The only comments were to watch for line of sight issues because of the proposed parking deck. Also comments were to watch for landscape buffers along the multi-family phase of Mirielle. MATRIX DEVELOPMENT, PROPOSED THREE-LOT SUBDIVISION, 1801 PRAIRIE ROAD FORMERLY 22095 N.), REZONING FROM THE RESIDENTIAL ESTATE DISTRICT TO THE R-3 DISTRICT AND APPROVAL OF A PRELIMINARY PLAN Moved by Commissioner Samuels, seconded by Commissioner Ottenheimer to recommend approval to the Village Board of the petition for rezoning from the Residential Estate District to the R-3 One-family Dwelling District with the following variations:ZONING ORDINANCE- Section 17.40.020.B. (To allow a lot width of 70 feet instead of 80 feet and to allow side yards of 7 feet for proposed Lot 1); DEVELOPMENT ORDINANCE- Section 16.50.070.D.2 (to defer widening the pavement of Arlyd Road from 20 feet to the Village standard of 24 feet)and Section 16.50.070.1 (to defer required curb and gutter along Arlyd Road,for the building of the three-lot subdivision on the approximately 0.85-acre parcel at the northeast corner of Prairie Road and Arlyd Road. Chairman Goldspiel noted the only comment he has is whether the Commission wants to require the petitioner to provide the extra 2 feet of side yard on Lot 1. Commissioner Johnson stated he would like to add as an amendment to only allow the variation for the north side yard and not the south side yard in the interest of maintaining as much space around the property as possible. Commissioner Samuels stated he will accept the amendment as the will of the Commission. All Commissioners were in favor of the amendment to the motion. Commissioner Ottenheimer also Buffalo Grove Plan Commission-Regular Meeting-April 5,2000-Page 2 accepted the amendment. Commissioner Samuels noted the motion would be subject to an 8 foot side yard requirement on the south side of Lot 1 and a 7 foot side yard requirement on the north side of Lot 1. Chairman Goldspiel noted he normally would be opposed to the variation,but due to the particular circumstances of this lot with the water management area to the north,etc.he will �.J reluctantly support the motion. Commissioner Johnson stated he feels this is a great proposal which is the highest and best use with the least number of variations. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Trilling, Ottenheimer, Dunn, Feldgreber,Johnson, Panitch, Smith, Goldspiel NAYES: None ABSENT: None ABSTAIN: Samuels The motion passed 8 to 0. CHABAD SYNAGOGUE,PROPOSED SYNAGOGUE,PRE-SCHOOL AND COMMUNITY CENTER,NORTHEAST CORNER OF BUFFALO GROVE ROAD/DEERFIELD PARKWAY, AMENDMENT OF A SPECIAL USE AND PRELIMINARY PLAN IN THE R-3 DISTRICT-- WORKSHOP#2 Mr. Lawrence Freedman stated they have spent a great deal of time on the issue of a second access. He noted such an access was preferred by most of the Commission and they think it would probably be a good plan, but the reality of the Lake County Department of Transportation is a position taken by them that if the developer were to put a secondary access along Deerfield Road,they would require some inordinate traffic improvements which would make it unfeasible to build the building. Since then they have been working with staff and had asked for the Village's traffic consultant to make an evaluation for the necessity of a second access. They have also retained Kenig, Lindgren, O'Hara,Aboona,to also analyze the question, as well as discussions with the Village Engineer. The overall opinion of all three experts was that considering the scope of this development, it was absolutely not necessary. Rabbi Katz stated the facility will regularly be used primarily as an early childhood education center. He stated they are not a day care center and never intend to become one. Children will be coming from 9:00-11:30 a.m. which are usually 2-3 year olds. In the afternoon, 12:30-3:30 p.m. will have the older children. The morning session will have a maximum of 70-80 children. The afternoon will have about 75-85 children. There is some adult education programs in the evening but they primarily take place in different homes, but occasionally there may be 10-15 adults in a Buffalo Grove Plan Commission-Regular Meeting-April 5,2000-Page 3 class. Rabbi Katz stated the synagogue will function every Saturday morning at 10:00 a.m. and about once a month there will be a Friday evening service. During the week there may be a need to hold a special prayer requiring 10 men, but not on a regular basis. Rabbi Katz stated the structure of their organization is that most people who belong to Chabad also belong to another temple and occasionally will come to the Chabad. Mr. Bernheim displayed the building materials to be used for the prairie style architecture,noting they will be going to a shingle roof. This will be a 19,000 square foot building. There is also a 5,000 square foot basement, which based upon many factors,they may be able to increase. Mr. Bernheim noted they no longer have a drop off lane as you enter the site. They have taken the drop off area only to the north side of the building. He stated they will control the traffic based on the turning lanes that the Fire Chief requested so that vehicles cannot enter into the first lane and will have to come all the way around,make the stop and drop the kids off. The parents must accompany the child into the building. They have taken the setback to the 12 feet as required and have also decided to construct a 5 foot cedar fence at the back by the pre-school area. Mr. Patera reviewed the landscape plan,noting plaza planting around the building which occur around the facade in front of the building. They have foundation plantings around the perimeter of the building. He stated they have provided screening around the play areas, especially at the front entrance and a few locations around the east and to the north. Some of the existing trees will be kept and have been sorted as to quality and longevity. Mr. McCabe stated currently there is a large detention facility to the east of the property. He noted they intend to cut through and widening out the detention pond. They propose to come up about two feet above the water level and build a bench which will be about 15-20 feet wide. The water level will be the same level as the floor and come up and go back about 20 feet and then go up a 4:1 side slope. The area from the bench up to the high water level would be the additional detention required by the Lake County Stormwater Management Agency. He stated the Village Engineer seems to be satisfied with this plan. Commissioner Ottenheimer stated he is still not convinced that traffic will not be an issue even though the experts seem to feel that way. Mr. Freedman stressed this analysis is not just from their own consultant. He noted that everyone is telling them that one entrance will be sufficient. Mr. Lindgren stated from a capacity standpoint there is no need for another access. They have more than enough capacity on Buffalo Grove Road. The entryway for this development is all the Buffalo Grove Plan Commission-Regular Meeting-April 5,2000-Page 4 way at the north end. There will be a right turn lane required on Buffalo Grove Road as well as a left turn lane which is in accordance with the County's ordinance. The County is extremely hesitant to grant two access points on two different roads. The day care center will not even be close to peak hours with the first session starting around 9:00 a.m. Therefore,they feel very comfortable from the standpoint of capacity. Mr. Lindgren noted the perceptions of Buffalo Grove Road and Deerfield as getting full are correct. Mr. Kuenkler stated that the county is currently in house preparing the widening plans for Buffalo Grove Road. What will happen, is the county will be widening Buffalo Grove Road from Route 83 to Route 22. That will take a lot of pressure off the intersection because it will probably increase the capacity on Buffalo Grove Road by about 30-40 percent which then, in turn,gives some more latitude to the amount of time to get onto Deerfield Parkway. Commissioner Ottenheimer stated he appreciates the comments especially in light of the fact that Buffalo Grove Road will be widened. Commissioner Ottenheimer asked if the 75 to 85 kids in one session is the assumption for peak capacity or is there room for growth so that eventually there might be 100-110 children. Mr. Lindgren stated it was their understanding that was the capacity. He further noted currently there are about 100 families in the synagogue and that there might be as many as 150 at some point in time. However, a lot fewer than that actually attend services so they were actually high in their counts. However,that does not really affect peak hours on weekdays which is the most critical time. Commissioner Smith reiterated there would be 75-80 children maximum. Mr. Freedman stated that is the maximum number of students they would anticipate at peak. Mr. Lindgren stated they get anywhere from 2 1/2 to 3 1/2 people in cars so less than half of that number is cars. That has been their experience at other synagogues,day care centers and other facilities of a similar nature. It is also backed up by the sixth edition of the Institute of Transportation Engineers manual. Commissioner Smith asked if there will be less intensity for Saturday services. Mr. Freedman stated a number of people will walk to services and there are about 50 people for Saturday services. Commissioner Johnson stated he does not think the concern is trip generation for the site. However, his concern is the accessibility of the site for ingress and egress not only onto Buffalo Grove Road. His experience in trying to turn left from Thompson Boulevard is very difficult. His biggest concern is the ability of a mother to turn left onto southbound Buffalo Grove Road Buffalo Grove Plan Commission-Regular Meeting-April 5,2000-Page 5 after dropping off her child because the traffic going north on Buffalo Grove Road will have achieved a high rate of speed at this point. Also,the way the curb cut is configured there is no place for that person to go except out into traffic on southbound Buffalo Grove Road and the proposed expansion on this road will only make things worse. Mr. Lindgren stated there will be a number of times when the signal cycle goes through a changing mode which will start providing some gaps. This intersection is about 500 feet from Thompson. Some gas stations which are located on corners and allow both left and right turns out of their driveways,have driveways within 150 feet. There will be more than enough room for safe distance to give the people who are coming out the ability to see down the road and adjust their movements accordingly. Secondly,with the median in the roadway,there is the opportunity for some people to get half way across without having to worry about both movements at once. The median will continue to be there even with the widening cross-section. From that standpoint there is sufficient width to do that. One of the reasons they are recommending a minimum of two exiting lanes is to take the pressure off the drivers as much as possible so that those who are making the left turn do not feel pressure from the right turners behind them. Commissioner Johnson noted a proposed median cut which does not seem to accommodate a safety zone on the plan. Mr. Lindgren stated there is an existing grass median on Buffalo Grove Road north of Deerfield Parkway. Currently the grass median come all the way down to a point. They will be cutting into that in order to build a stacking lane outside the through lanes for the people making left turns in. Commissioner Joh nson asked if there is a grass median existing southof the drive. Mr. Lindgren stated there will continue to be a bather median for a point up to the end of the taper. The taper being that point at which you then hit the stacking lane for the left turns from Buffalo Grove unto Deerfield Parkway. Commissioner Johnson stated he would be more inclined to vote for this plan if there were an additional cut in the median which would allow left hand turning southbound drivers to wait for a clear spot. Mr. Lindgren noted the County's final design shows a bigger radius. They make this 50 foot radius tangent to the little island in the driveway and they swing that 50 foot radius out so that when the driver is coming out, they virtually can get the entire car into the median area, completely out of the through lanes before they have to enter the through lanes southbound. Commissioner Johnson asked if that feature is in the county's eventual plan. Buffalo Grove Plan Commission-Regular Meeting-April 5,2000-Page 6 Mr. Lindgren stated they will be required to do it through the county's design requirements. Chairman Goldspiel asked how long before the widening of Buffalo Grove Road. Mr. Lindgren stated the County is currently working on the plans. Hopefully,this should mean it will come sooner. L./ Mr. Marienthal noted that the Board is not aware of any change in the moving up of making this a four lane road. The last plans seen went through 2005 and this road was not on there. Unless the County suddenly finds a great deal money,this does not appear to be in the near future. Commissioner Samuels stated there is no better alternative as far as circulation is concerned. They have placed the traffic entrance as far away from the intersection as possible. They are constrained with regard to any kind of access to Deerfield Parkway. The impact of this development is probably smaller than any other proposed use. People will have a hard time at peak hours trying to make a left turn but that is something the petitioner must take into account, which it seems they have by keeping their traffic off of peak hours. Commissioner Panitch asked for comments on the Fire Chief s memo indicating that a turning radius of 46 feet is required for fire vehicles. The plans doe not appear to accommodate that radius. Mr. Bernheim stated the plans do have the proper radii based upon the discussions with the Fire Chief. Commissioner Panitch asked if you can have a drop off lane in a fire lane. Mr. Pfeil stated Mr. Shannon noted that would be acceptable for literally drop off use only. Commissioner Panitch noted the Rabbi had stated all children must be brought into the school by the parents and therefore the need for a drop off area is not understandable. Rabbi Katz stated they are trying to provide a convenience in cases where some children come to school with a sibling or babysitter who drops the kids off. On a snowy day they may have some staff outside to take the children in so that the parents do not have to get out of the car. Commissioner Panitch stated he does not know if there is a need for a large drop off area for the exception to the rule. Chairman Goldspiel noted the petitioners are calling a drop off area one where someone would stop the car, get out and take a child into the center so that the car would be there unattended for several minutes. Mr. Shannon appears to feel it would only be acceptable if someone were in the car and able to move if there was a fire. Buffalo Grove Plan Commission-Regular Meeting-April 5,2000-Page 7 Mr. Pfeil stated he will get clarification from Mr. Shannon concerning permissible use of vehicles in the fire lane. Commissioner Ottenheimer also noted he had understood all kids would be brought into the center by their parents who would be parking their cars. Mr. Freedman stated what was said was that would be the normal procedure,although �./ conceivably there may extraordinary situations where that would not be the case. He stated they will, of course, do whatever the fire department required. Commissioner Johnson suggested the drop off area could be along the edges of the shallow area immediately adjacent to the paved area and then the immediate area right in front would be a no parking area. Commissioner Panitch stated it looks like there is not enough room for right turners to stack up to make their turn at the exit. Mr. Lindgren stated that would be true if there were 30-40 exiting cars per minute. However, there is a dispersement of vehicles throughout the hour and there is more than enough stacking room. The other thing is that they will probably adjust the drawings and give more width to the exiting maneuvers. Commissioner Panitch asked what the capacity of each classroom would be. Rabbi Katz stated it would be between 12-16 kids. Two-year olds would have 12 kids per classroom and there are six classrooms. Commissioner Panitch asked what the age ranges are. Rabbit Katz stated 2-5 years old. Commissioner Feldgreber noted the exterior color of the building materials seemed different than the rendering. Mr. Bernheim noted the color in renderings is somewhat overdone and presented the actual materials for inspection. Commissioner Ottenheimer noted Mr. Pfeil's memo of April 1,2000 states handicapped parking needs to be modified. Mr. Bernheim stated they have addressed the handicapped parking and further discuss the issue with Mr. Pfeil further as to the exact location. He noted they meet the code relative to the number but he wants to put the parking closer to the front door. Buffalo Grove Plan Commission-Regular Meeting-April 5,2000-Page 8 Commissioner Ottenheimer noted it also needs to be modified to comply with the standards of the Illinois accessibility code. Mr. Bernheim stated they will certainly comply with the code. Chairman Goldspiel asked if there the walk on the east side of Buffalo Grove Road is a bike lane. Mr. Pfeil stated that has actually been constructed and is an 8 foot sidewalk. Along the north side of Deerfield it is a 5 foot sidewalk. Commissioner Smith asked what kind of signage will be used. Mr. Freedman stated there will be a monument sign and they will locate same on the plan at the public hearing. Commissioner Johnson asked what activity is anticipated in the area marked drop off lane. Rabbi Katz noted it would be used when there is a service taking place and an older individual is brought and dropped off. When there is a Bar Mitzvah taking place, a parent may drop off their 13 year old to participate. When there is bad weather,parents may pull up and drop off their child, although a teacher will be on duty outside. These are the type of activities that will be helpful in which to have a drop off lane. Commissioner Trilling stated he recommends this plan go to public hearing. All Commissioners were in favor of going to public hearing. The following items were noted as needing discussion and review at the public hearing: 1. Clarify with the Fire Department regarding use of the drop off area 2. Clarify with Lake County about the 4-laning of Buffalo Grove Road 3. Add to the drawing the safety zone in the median 4. Show monument sign WERCHEK PROFESSIONAL CENTER SUBDIVISION-FINAL PLAT Moved by Commissioner Johnson, seconded by Commissioner Panitch to recommend approval to the Village Board of the Werchek Professional Center Subdivision- Final Plat. Chairman Goldspiel asked if the plat had been reviewed by staff and found to be in order. Buffalo Grove Plan Commission-Regular Meeting-April 5,2000-Page 9 Mr. Pfeil stated yes. Chairman Goldspiel asked for a vote on the motion and the vote was as follows: AYES: Trilling, Ottenheimer,Dunn, Feldgreber,Johnson, Panitch, Smith, Goldspiel NAYES: None ABSENT: None ABSTAIN: Samuels CHAIRMAN'S REPORT Chairman Goldspiel asked about the item in the paper about a sidewalk improvement program on Arlington Heights Road between Dundee and Lake Cook Road. Mr. Pfeil stated there has been some money obtained through a state grant for lighting the intersection of Dundee and Buffalo Grove Road and if more money is available,it will keep extending along Dundee,perhaps all the way to Arlington Heights Road. FUTURE AGENDA SCHEDULE Mr. Pfeil stated there will be a special meeting on April 12,2000 and a special meeting on April 26, 2000 a building appearance and review workshop. PUBLIC COMMENTS AND QUESTION-None STAFF REPORT-None NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Samuels, seconded by Commissioner Smith and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 10:05 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: STEP HEN GOLDSPIEL, Chair Buffalo Grove Plan Commission-Regular Meeting-April 5,2000-Page 10