1985-08-07 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
Washington Irving School - Rezoning from R-5 to R-7 with Special use for a
Community Center & a Private Child Care Center
August 7, 1985
Chairman Sheldon called the public hearing to order at 7:49 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel - arrived at 7:57 P.M.
Mr. Davis - arrived at 8:43 P.M.
Mr. Musfeldt
Mr. Demski
Mr. Gal
Ms. Kaszubowski
Commissioners Absent: Mr. Krug
Mr. Laskie
Also Present: Mr. N. Sack, Attorney, Washington Irving School
Mr. M. Tarnoff, Developer, Washington Irving School
Mr. F. Bernheim, Architect, Washington Irving School
Mr. R. Spector, Engineer, Washington Irving School
Mr. R. Muraz, 1261 Radcliffe, Buffalo Grove
Mr. R. Sherman, 778 Stonebridge, Buffalo Grove
Mr. E. Kinnecki, 1271 Radcliffe, Buffalo Grove
Mr. Golden, Buffalo Grove Merchant & JCC Board Mbr.
Mr. J. Houlab, JCC Board Member
Mr. J. Nailer, 903 Stonebridge, Buffalo Grove
Mr. M. Stone, JCC Board Member
Mr. R. Packratz, Dir. of the Northwest Music School
Mr. T. Moran, Developer, Shell Oil Mini-Mart
Mr. W. Woodworth, Engineer, Shell Oil Mini-Mart
Mr. G. Glover, Village Trustee
Mr. W. Raysa, Village Attorney
Mr. J. Truesdell, Village Planner
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Chairman Sheldon read the notice of the public hearing as published in the
newpspaper and informed the audience of the format the meeting would take.
She then swore in Messrs. Sack, Tarnoff, Bernheim, and Spector.
Mr. Sack reviewed the functions that the school presently has and will have
in the future should the Federation purchase it.
Mr. Spector briefly reviewed the operations of the Northwest Suburban Jewish
Community Center.
Mr. Sack stated:
1. The music school would not be allowed to conduct any classes that
produce noise outside of the building after 10:00 P.M.
2. The two play grounds owned by the Federation, should they purchase
the building, would be made available to the community when the
tenants were not in need of it. The play ground on site that is
the property of the park district would, through an agreement with
the Federation, be made available to the community when the
tenants are not in need of it.
3. Signage would comply with the Village codes.
Commissioner Goldspiel arrived and did not participate in the discussion.
4. They will install bushes along the east boundary line to screen
head lights.
5. They will install signs in and around the parking lots urging
visitors to park in the parking lots and not on the public streets.
There are 3 special occasions when the number of people visiting
the center will exceed the allotted parking. They will provide, on
these occasions, parking at near by temples with the use of shuttle
buses. They will also retain traffic controllers on those
occasions.
Mr. Sack stated that the school buses will be required to park out of the
line of vision of the residents.
Mr. Tarnoff stated that the leases of the existing tenants have expired and
they are on a 30 day cancellation clause pending the outcome of this hearing.
The Federation plans to renew the leases for one year and review them at that
time. There is no plan for flood lights on the signage. The parking is
adequate for the present use of the building and also if the JCC should
occupy the entire site.
Mr. Sack stated they are willing to covenant that they will not increase the
tenants that are not affiliated with the Federation. They intend to bring
the present signage into conformance with the Village. They are not, at this
time, requesting any variations.
Mr. R. Muraz submitted pictures of the parking problems he would like to see
resolved. He felt the parking would not be sufficient if the JCC expanded.
He was concerned about the school bus parking and pointed out that stop signs
should be installed at Radcliffe and Boxwood.
Mr. R. Sherman explained the state law regarding stop signs.
Mr. Truesdell stated he would have to study an internal traffic loop system.
Mr. Bernheim felt the loop system would cause a safety hazard. They would
consider putting in private stop signs on their property.
Buffalo Grove Plan Commission
Public Hearing
August 7, 1985 - Page 2
Commissioner Kaszubowski suggested the Buffalo Grove Police Department
be contacted regarding traffic problems at the school entrances.
Mr. D. Kinnecki was concerned with the car lights shining in his window.
Mr. Golden, who owns a Pharmacy in Buffalo Grove and is on the JCC Board,
felt the school should be sold to reduce taxes and if it is not sold the
problems mentioned at this meeting would continue. The proposed developer is
willing to work out the problems.
Commissioner Davis arrived but did not participate in the discussion.
Mr. J. Houlab explained the JCC programs.
Mr. R. Sherman felt stop signs should be installed. He suggested a change in
the parking plan and the traffic flow. He would like to see a curfew for the
music school of 9:00 P.M. He felt the fine arts group should be moved to the
west side of the building. He was informed by Mr. Truesdell that the Mill
Creek basin was not this developer's concern.
Mr. J. Nailer was assured that the Federation would have to be in compliance
with the Weed Control Ordinance.
Mr. M. Stone pointed out that the problems presented at this meeting will
continue if the school is not sold.
Mr. R. Packratz stated there would be no problem in stopping the music
lessons at 9:00 P.M.
Chairman Sheldon closed the public hearing at 9:10 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
Barbara Sheldon
Chairman
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Buffalo Grove Plan Commission
Public Hearing
August 7, 1985 - Page 3
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Zoning Ordinance Text Amendment
(Section 17.40.020.A, 17.400.30.B, 17.40.040.B, 17.40.050.B)
Washington Irving School Rezoning & Special Use
Old Farm Village Unit 3 - Final Plat of Subdivision
Old Farm Village Unit 4 - Final Plat of Subdivision
August 7, 1985
Chairman Sheldon called the regular meeting to order at 9:21 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Davis
Mr. Musfeldt
Mr. Demski
Mr. Gal
Ms. Kaszubowski
Commissioners Absent: Mr. Krug
Mr. Laskie
Also Present: Mr. N. Sack, Attorney, Washington Irving School
Mr. M. Tarnoff, Developer, Washington Irving School
Mr. F. Bernheim, Architect, Washington Irving School
Mr. R. Spector, Engineer, Washington Irving School
Mr. R. Muraz, 1261 Radcliff, Buffalo Grove
Mr. R. Sherman, 778 Stonebridge, Buffalo Grove
Mr. E. Kinnecki, 1271 Radcliff, Buffalo Grove
Mr. Golden, Buffalo Grove Merchant & JCC Board Mbr.
Mr. J. Houlab, JCC Board Member
Mr. J. Nailer, 903 Stonebridge, Buffalo Grove
Mr. M. Stone, JCC Board Member
Mr. R. Packratz, Dir. of the Northwest Music School
Mr. T. Moran, Developer, Shell Oil Mini-Mart
Mr. W. Woodworth, Engineer, Shell Oil Mini-Mart
Mr. G. Glover, Village Trustee
Mr. W. Raysa, Village Attorney
j l Mr. J. Truesdell, Village Planner
V
APPROVAL OF MINUTES
Moved by Commissioner Musfeldt, seconded by Commissioner Gal, to approve the
Regular Meeting minutes of July 17, 1985. Page 3, paragraph 6 change "the
north side" to "both sides" and "development's" to "development is".
Approval was unanimous in favor with Commissioner Goldspiel abstaining and
the motion passed.
4
Moved by Commissioner Musfeldt, seconded by Commissioner Gal to approve the
Public Hearing minutes of July 31, 1985. Approval was unanimous in favor
with Commissioners Goldspiel, Davis and Demski abstaining. The motion
passed.
Moved by Commissioner Musfeldt, seconded by Commissioner Gal to approve the
July 31, 1985 Regular Meeting minutes. Approval was unanimous in favor
with Commissioners Goldspiel, Davis and Demski abstaining. The motion
passed.
�,•/ COMMITTEE & LIAISON REPORTS
Commissioner Kaszubowski attended the August 5, 1985 Village Board meeting
and listed the projects that were approved. The Gootrad Property and the
Fiore Developments were referred to the Plan Commission. The day care center
was not.
ZONING ORDINANCE TEXT AMENDMENT
Moved by Commissioner Musfeldt, seconded by Commissioner Kaszubowski that the
Plan Commission recommend to the Village Board approval of the Zoning
Ordinance Text Amendment to sections 17.40.020.A, 17.40.030.B, 17.40.040.B,
17.40.050.B as outlined in the Public Hearing Minutes with A, B, C, D,
providing for a private child care center as a special use in the district.
Discussion:
Commissioner Goldspiel did not participate in the discussion.
Mr. Raysa noted this is a change in the Zoning Ordinance and not specifically
to the Washington Irving School so that Commissioners Davis and Goldspiel
could vote on it as they had stepped down on the Washington Irving School
project earlier.
AYES: Commissioners Davis, Musfeldt, Demski, Gal and Kaszubowski
NAYES: None
ABSTAIN: Commissioner Goldspiel
ABSENT: Commissioners Krug, Laskie
The motion passed 5 - 0.
WASHINGTON IRVING SCHOOL REZONING & SPECIAL USE
Moved by Commissioner Musfeldt, seconded by Commissioner Kaszubowski that the
the Village Board the Rezoningof Washington
Plan Commission recommend to g g
Irving School from R-5 to R-7 with a special use for a community center and
provide for a child care center. The special use this Commission finds to be
in compliance with Section 17.28.040.A of the Ordinances subject to:
1. The landscaping buffer as it has been discussed and agreed to.
2. The agreement for community use of the outdoor playground
equipment and, per agreement with the park district, use of their
playground equipment.
Buffalo Grove Plan Commission
Regular Meeting
August 7, 1985 - Page 2
3. No activities in the building be audible outside the building after
10:00 P.M.
4. Special events parking in nearby parking lots rather than on
residential streets and traffic control provided.
5. No expansion beyond JCC uses.
6. Signage be in compliance with the Village Ordinance.
7. Other signage would be stop sign at all exits, encourage parking in
the parking lot rather than overflow onto the streets and school
bus parking away from the residential area.
Discussion:
Mr. Raysa stated this special use is not a special use for a church or a
place of worship.
The following amendments were made and agreed to by the maker and seconder of
the motion:
1) All current uses including parochial/private day care center
2) With special use for a community center as outlined in the petition
3) No expansion in tenants not affiliated with the Federation.
AYES: Commissioners Musfeldt, Demski, Gal, Kaszubowski
NAYES: None
ABSTAIN: Commissioners Goldspiel, Davis
ABSENT: Commissioners Krug, Laskie
The motion passed 4 - 0.
SHELL OIL MINI-MART (Lake-Cook & Route 83)
Mr. Moran briefly reviewed the plan. He presented a rendering of the
building.
Commissioner Davis stated that even with two employees, in this 24 hour
operation, he felt there would be a delay in purchasing gas while customers
wait for others who are purchasing something at the mini-mart and have their
cars parked at the pumps. He felt there was a safety problem inside the
structure. He also felt there were ample existing facilities in the Village
that would handle the type of purchases that are made at mini-marts.
Mr. Woodworth explained the drop safe system that they will be using.
Mr. Moran stated this is the kind of facility that the public wants. It
gives the dealer ancillary income. The oil business is very competitive and
this type of station would allow gas prices to be lowered.
Commissioner Davis pointed out that the first drive on Lake Cook Road could
be eliminated.
Mr. Moran noted this could cause a traffic problem and congestion on Route
83.
Buffalo Grove Plan Commission
Regular Meeting
August 7, 1985 - Page 3
Commissioner Davis felt the building all the way back on the property line
was a mistake and would like to see a traffic study.
Commissioner Demski noted this site is similar to the one on Dundee Road and
Route 53.
Chairman Sheldon was assured that the handicapped patrons would receive
service by the on site personnel.
Commissioner Gal is in favor of mini-marts. He was informed that the trash
enclosure will be masonry 10 ' by 10' and 6' high. He also recommended
closing one of the exits on Route 83.
Commissioner Musfeldt would like the exits reviewed.
Mr. Woodworth stated that the building in the center does not work because
customers are not aware of the pumps behind it. The total cost for improving
the site is $450,000.00. They have 5 parking spaces, 2 of which will be used
by the employees and there are 3 for handicapped parking.
Moved by Commissioner Kaszubowski, seconded by Commissioner Demski that the
Plan Commission recommend to the Village Board approval of the Shell Oil
Mini-Mart at Lake/Cook & Route 83 dated May 29, 1985.
Discussion:
Commissioner Goldspiel opposes this plan. He agrees with the driveway being
removed and lack of circulation would be a problem. He felt the front pumps
would not be used.
AYES: Commissioners Demski, Gal, Kaszubowski, Sheldon
NAYES: Commissioners Goldspiel, Davis, Musfeldt
ABSTAIN: None
ABSENT: Commissioners Krug, Laskie
The motion passed 4 - 3.
The commission was polled to see whether, when the plan is presented to the
Village Board it should have a report from the Village Traffic Consultant on
the ingress/egress into the property, the internal circulation without
requiring a car count, how the closing of a driveway would effect the plan.
Yes indicating this is necessary. (Commissioner Goldspiel would like a copy
of this traffic report.)
AYES: Commissioner Goldspiel, Davis, Musfeldt, Demski, Gal
NAYES: Commissioner Kaszubowski
ABSTAIN: None
ABSENT: Commissioners Krug, Laskie
The pool was favorable 5 - 1
Buffalo Grove Plan Commission
Regular Meeting
August 7, 1985 - Page 4
Commissioner Kaszubowski felt the Commission should not be spending the
Village money on a traffic plan for internal circulation. That is the
developers problem. The only way traffic counts are determined are on the
street.
Commissioner Gal agreed with Commissioner Kaszubowski.
Chairman Sheldon asked the Commission to consider officially appointing a
Vice Chairman.
OLD FARM VILLAGE UNITS 3 & 4
Moved by Commissioner Davis, seconded by Commissioner Gal to defer approval
on the Old Farm Village Units 3 & 4 until Mr. Truesdell has had an
opportunity to discuss the concerns of the Commission with the developer and
the developer is present before the Commission to answer those concerns.
Discussion:
The concerns were:
1. Unit 4 a loss of 1/2 an acre on Lot 3 open space.
2. Unit 4, centers of the cul-de-sacs becoming outlots rather than
being dedicated to the Village. (Mr. Truesdell stated the Village
does not want them because there is parking in the centers.)
3. Unit 4, cul-de-sac parking into open space dedicated.
4. Unit 3 there appears to be a discrepancy of approximately 30'
between Lot 1 on Crossfield Court and Lot 40 on Devonwood Court
5. Staff review this plan to see if there are any other further
changes evident.
6. Unit 3, Sandhurst Drive on the lower end does not add up to the
original drawings.
AYES: Commissioner Goldspiel, Davis, Musfeldt, Demski, Gal, Kaszubowski
NAYES: None
ABSTAIN: None
ABSENT: Commissioner Krug, Laskie
The motion passed 6 - 0.
CHAIRMAN'S REPORT
None
FUTURE AGENDA
August 21, 1985 there will be a public hearing on Hidden Lakes Phase 3 and a
review of the Old Farm Village Units 3 and 4 Plats if they are ready.
Buffalo Grove Plan Commission
Regular Meeting
August 7, 1985 - Page 5
ADJOURNMENT
Moved by Commissioner Kaszubowski, seconded by Commissioner Gal that the
meeting be adjourned. Chairman Sheldon adjourned the meeting at 11:01 P.M.
Respectfully submitted,
athleen Comer
Recording Secretary
APPROVED BY:
Nk/e/.
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission
Regular Meeting
August 7, 1985 - Page 6
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
Zoning Ordinance Text Amendment — Sections
17.40.020.A, 17.40.030.B, 17.40.040.B, 17.40.050.B
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August 7, 1985
Chairman Sheldon called the public hearing to order at 7:30 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Davis
Mr. Musfeldt
Mr. Demski
Mr. Gal
Ms. Kaszubowski
Commissioners Absent: Mr. Krug
Mr. Laskie
Also Present: Mr. N. Sack, Attorney, Washington Irving School
Mr. N. Tarnoff, Developer, Washington Irving School
Mr. R. Spector, Engineer, Washington Irving School
Mr. F. Bernheim, Architect, Washington Irving School
Mr. R. Muraz, 1261 Radcliffe, Buffalo Grove
Mr. W. Raysa, Village Attorney
Mr. G. Glover, Village Trustee
Mr. J. Truesdell, Village Planner
Chairman Sheldon read the notice of the public hearing as published in the
newpspapers and informed the audience of the format the meeting would take.
She then swore in Messrs. Sack, Tarnoff, Spector and Truesdell.
Mr. Truesdell briefly reviewed the proposed zoning ordinance text changes.
Mr. Raysa reviewed Mr. Truesdell's memo to the Plan Commission of
August 2, 1985 titled Zoning Ordinance Text Amendment and submitted the
following changes. The second paragraph should read:
Commissioner Goldspiel did not participate in the discussion.
SPECIAL USE
School
A. A public, private or parochial institution which offers
instruction in any of the branches of learning and study as
taught in the public schools under the Illinois State Board of
Education, including pre-kindergarten, elementary schools,
junior and senior high schools, colleges and universities.
B. Public, private or parochial child care center.
C. Trade, business or commercial schools.
D. Public school buildings may be used for private and public
groups, organizations or legal entities which provide
educational, governmental, social and civic services.
Mr. Truesdell stated, in response to Mr. Ron Muraz, Resident, the day care
center, although titled as non profit is a commercial business.
Chairman Sheldon closed the public hearing at 7:48 P.M.
Respectfully submitted,
in
C
Kathleen Comer
Recording Secretary
APPROVED BY:
S/7166'4
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission
Public Hearing
August 7, 1985 - Page 2