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1995-04-05 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION April 5, 1995 The Olson and Jespersen Properties Chairman Goldspiel called the meeting 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 for the public hearing and swore in all persons who wished to give testimony. Commissioners present: Mr. Goldspiel Mr. Krug Ms . Howard Mr. Samuels Mr. Berman Mr. Lundine Mr. Ottenheimer Mr. Trilling Commissioners absent: Mr. Rosenston Also present: Mr. Larry Olson Mr. Jack Jespersen 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: Offsite Utility Improvement Plan dated August 8, 1994 Exhibit B: Plat of Survey dated January 20, 1995 for Olson property Exhibits C, C-1 : Plats of Survey dated January 20, 1995 and January 23, 1995 for Jespersen property Mr. Olson stated that he and Mr. Jespersen are requesting annexation to the Village of Buffalo Grove for the purpose of obtaining Village water service immediately and sanitary sewer when it becomes feasible to connect. He reiterated that they have no intention of changing the use on these properties . Commissioner Krug asked if the existing wells on the property will be capped. Buffalo Grove Plan Comm-Public Hearing-April 5, 1995-Page 1 Mr. Kuenkler stated that would be the normal procedure required by Village ordinance. Commissioner Samuels asked if there would be any ramifications to this annexation if the Powernail company were by some chance dis- annexed. Mr. Raysa stated that if the Powernail property is disconnected from Buffalo Grove, it would also make the Jespersen and Olson properties non-contiguous. He suggested that Village water and sewer service would still be provided to the properties on a fee basis even if they are not within the Village limits. Commissioner Berman asked if the petitioners are in agreement with the Residential Estate zoning recommendation. Mr. Olson stated he understands that is the most conservative zoning and since they are not requesting anything different, they are in agreement. Mr. Olson asked if it would be permissible to use the existing wells for ground watering only. Commissioner Berman asked if this can be allowed. Mr. Kuenkler stated it would be contrary to the ordinance to retain the wells, and the Village has not allowed wells to be kept on other residential properties that have been annexed and connected to the Village water system. Commissioner Ottenheimer stated he is satisfied with the well capping unless an exception for same is reached. Chairman Goldspiel asked how the septic fields function. Mr. Olson stated he has lived at this location for the past 14 years and the septic field has been pumped twice, and he has had no problems with the septic system. Chairman Goldspiel asked if outflow from the septic fields stays on the lot where the particular house is located. Mr. Olson stated that he is not sure. Chairman Goldspiel asked if there is a problem with stormwater flow onto the properties from the adjacent streets since it appears that the parcels are lower than Prairie Road and Route 22 . Mr. Olson stated that they have no problems with drainage from the streets . Chairman Goldspiel asked if the Village has inspected the property in regard to the septic fields . Buffalo Grove Plan Comm-Public Hearing-April 5, 1995-Page 2 Mr. Pfeil stated there has been no on site inspection. However, there have been no adverse reports from the Lake County Health Department. Chairman Goldspiel asked what the prospects are of ever being able to serve these properties with Village sanitary sewer. Mr. Olson stated they would like to be able to connect at this time but the cost of connecting at this time would be prohibitive for the current low-density residential use. Mr. Kuenkler commented that sanitary sewer to the property would most likely become feasible with the development of the Powernail property on the south side of Route 22 or other adjacent sites. Mr. Olson stated if the property at the southeast corner of Prairie Road and Route 22 is developed, then his property and Mr. Jespersen' s property could hook up to the sewer which would go east to connect to the sewer built at the Mirielle subdivision. Chairman Goldspiel asked if Village staff concurs with this analysis . Mr. Kuenkler stated that Mr. Olson' s comments are correct. Chairman Goldspiel asked if there is anything in the Village' s legal obligations concerning water and sewer service that would prohibit allowing a connection to the water system but not requiring connection to the sewer system. Mr. Raysa stated that the Development Ordinance states that hookup to the sanitary system is required when a property is within 400 feet of an adequately sized sewer. Chairman Goldspiel stated he does not understand zoning property into a category that its present size configuration cannot meet. He would prefer zoning to a category with standards that can be met by the property. This avoids the issue of non-conformity that could be a problem if it becomes necessary to re-build on a property. Mr. Pfeil stated the annexation agreement can address the scenario that structures on the property would need to be rebuilt. He further stated that since there are no plans for development of these properties, the proposed zoning gives the Village greater control over future development. Chairman Goldspiel stated he does not like to take more control than is needed and feels that an R-2 or R-3 zoning would be consistent with the surrounding territory. Buffalo Grove Plan Comm-Public Hearing-April 5, 1995-Page 3 Commissioner Samuels stated the proposed zoning is considered to be a holding pattern until future development begins instead of giving it a zoning classification which would allow someone to come in and do somethingwithout additional consideration bythe Plan Commission. Mr. Olson asked if this zoning district would preclude him from putting a room addition onto the house in the future. Mr. Raysa stated that the Village is aware that the lot area and front yard setback do not meet the R-E standards, but no other variation is being considered at this time, so any future additions would have to meet ordinance standards or a variation would need to be requested if the standards could not be met. Mr. Pfeil stated the annexation agreement could suggest reasonable flexibility to allow improvements to the existing use of the property. Commissioner Krug noted that an addition to the house could stay within the requirements of height or sideyard setback; the difficult area would be a building addition in the already substandard front yard of the house. Mr. Steve Raasch of the Krisview Subdivision noted concern with drainage. He stated the box culvert for drainage has been disconnected by the state. He further stated drainage tiles exist under the road on Prairie Road and its condition is unknown. Mr. Kuenkler stated the annexation of this property will not change the drainage. He noted any drainage functions which exist in the right-of-way will continue, and in the future would be maintained by Buffalo Grove if the properties are annexed. Mr. Olson stated that his property drains on the east side of Prairie Road and Route 22 as per Exhibit A. Mr. Paul Brodzik of the Krisview Subdivision asked if any consideration had been given by the petitioners to the cost of closing a well and the fact that their taxes will now be going up. He expressed his opposition to the Village of Buffalo Grove' s annexation policies and asked how far north the Village intends to go. Mr. Olson stated they have had no estimate as to tax increases. However, he noted he is in need of sewer and water and he appreciates that the Village of Buffalo Grove can provide these services . Mr. Pfeil stated that Mr. Olson and Mr. Jespersen are voluntary petitioners for annexation. He further stated the Village ' s Comprehensive Plan does not contemplate annexing Krisview Acres . Buffalo Grove Plan Comm-Public Hearing-April 5, 1995-Page 4 He noted there is a tract of approximately 40 acres across from the Mormon church at Port Clinton Road which is designated on the Comprehensive Plan for single family residential development. The Comprehensive Plan does not propose annexation of land north of Port Clinton Road. Chairman Goldspiel noted that forced residential annexation is not Buffalo Grove's approach to annexation and development. There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 8:10 p.m. Respect ully sub tted, Fay Rubin, Recording Secretary APPROVED BY: S EP EN GOLDSPIEL, C airman Buffalo Grove Plan Comm-Public Hearing-April 5, 1995-Page 5 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION April 5, 1995 Expansion of the Kingswood United Methodist Church Facility Chairman Goldspiel called the hearing to order at 8: 11 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 for the public hearing and swore in all persons who wished to give testimony. Commissioners present: Mr. Goldspiel Mr. Krug Ms . Howard Mr. Samuels Mr. Berman Mr. Lundine Mr. Ottenheimer Mr. Trilling Commissioners absent: Mr. Rosenston Also present: Mr. Bruce Hoffman, Kingswood United Methodist Church 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 Plan dated March 28, 1995 Exhibit B: Proposed Site Plan dated March 28, 1995 Exhibit C: Landscape Plan dated March 28, 1995 Exhibit D: Lighting Plan dated March 20, 1995 Exhibit E: Topographical Plan Exhibit F: Three dimensional site model Exhibit G: Preliminary Engineering Plan dated March 29, 1995 Mr. Hoffman stated they are requesting an amendment to the present Special Use in the R-1 District. He reviewed the history of the Buffalo Grove Plan Comm-Public Hearing-April 5, 1995-Page 1 site from 1963 to the present 1, 000 member facility. He noted the special use will continue to serve the public convenience as it has through adult literacy training, space for meetings for local associations and boy scout troops. Mr. Hoffman stated that both the location and size of the Special Use are in harmony with surrounding zoning districts. He noted the church is surrounded by B-3, B-1 and R-9 zoning district. He further noted they have tried to keep the building as far from the R-9 zone as possible and the closest point is 100 feet away. Mr. Hoffman stated they would like to increase the footprint of the building from 16, 040 square feet to 26, 900 square feet. He reviewed the plan to accomplish this expansion, noting this would be a lot coverage of 11 percent whereas the Zoning Ordinance allows a coverage of 25 percent. He further noted they are planning 86 new parking spaces. He stated the church presently has 133 spaces and the new spaces will bring them up to 219 parking spaces. The parking ordinance is based on the number of seats. Mr. Hoffman indicated two accesses to be provided on Park View Terrace. He stated they are asking for the additional accesses for safety reasons. They feel that people turning left on Dundee is too much of a hazard. This will make a more orderly flow for people to come out and around and go to the light at the intersection of Golfview and Dundee Road. Two accesses will make a smoother flow of traffic and prevent backups of people going in and out. Mr. Hoffman stated they are requesting a variance of the sidewalk requirement along Park View Terrace. He noted such a variance has already been granted to the Schwartz development and to the Covington development. He also stated it would be more aesthetically pleasing for the owners of the townhouses to the south to have this area landscaped and green. In addition, this would discourage any street parking by church goers. Mr. Hoffman reviewed the proposed landscape plan, noting relocation of several trees. Mr. Hoffman reviewed the lighting plan noting the only fixtures to be mounted on the building would be located at the building' s two entrances . In addition there will be four 20 foot light poles using sharp cutoff lighting features . Mr. Hoffman reviewed the engineering plan stated there are several detention areas on the property. He stated several areas drain into area number one detention area through catch basins and an eight inch pipe, with all water exiting onto Dundee Road. Detention area number two would retain the water on site which would then be gradually released into a pipe from a restrictor Buffalo Grove Plan Comm-Public Hearing-April 5, 1995-Page 2 valve and into a storm sewer. Mr. Hoffman asked if they would be permitted to delay curbing until the entire area has been resurfaced some time next year. Commissioner Krug asked if the south end of the property along Park View Terrace would be bermed. Mr. Hoffman stated it would not be bermed, but there is an existing four foot elevation from the parking lot down to Park View Terrace. Commissioner Krug stated he is somewhat concerned with headlights shining into the adjacent townhomes . Mr. Hoffman stated they are putting dense evergreen trees in to shield the glare from headlights. Commissioner Krug noted there would be a line of sight problem with the landscaping coming up so close to the driveways and suggested they be pulled further back. Commissioner Krug asked if two catch basins would be sufficient to drain the entire area and prevent ponding on detention area number two. Mr. Kuenkler stated it would be best to adjust the location of this catch basin by moving it to west edge of the access aisle. Commissioner Krug stated it may be necessary to have two kinds of parking calculation for this type of facility. One would be based on seating in the sanctuary and another for classroom type use. Mr. Pfeil stated the ordinance goes by the number of seats and noted that the other uses typically occur when the church is not being used for services. Mr. Hoffman stated it must be noted that when both the sanctuary and the education area are used at the same time, it is usually for the children who are not driving and whose parents are attending the services . Commissioner Howard stated she agreed with the need for two access driveways for reasons of safety. Commissioner Howard asked if there would be any objection to Covington residents using the parking lot. Mr. Hoffman stated there would be no objection by the church for such use except on Sunday mornings . Commissioner Howard asked where the nursery school would be Buffalo Grove Plan Comm-Public Hearing-April 5, 1995-Page 3 located. Mr. Hoffman pointed out the entrance to the nursery school at the southwest access. Commissioner Samuels asked if the parking on the east side of the building would be changed. Mr. Hoffman stated there would be no changes except for more handicapped parking availability. Commissioner Samuels asked if the existing parking lot would need to be changed to conform to the ordinance requiring landscaped aisles . Mr. Pfeil said that the Development Ordinance has not been used to require this type of retrofitting in existing parking lots and he noted that the landscape screening along the edges of the parking areas are more extensive than required by ordinance. Commissioner Samuels noted agreement over the density and sight line problem of the proposed landscaping at the new access drive on Park View Terrace. Mr. Pfeil said he would ask the Village Engineer and Forester to review this before construction is started. Commissioner Samuels asked if the detention area would be able to handle all of the additional runoff from the new parking lot. Mr. Hoffman stated that is correct. Commissioner Berman asked if the proposed detention areas have been designed to accommodate any potential needs created by a future expansion. Mr. Hoffman stated the detention areas have been sized to handle any future expansion. Commissioner Berman asked how many students are anticipated in the Sunday morning classes . Mr. Hoffman stated they presently have 225 students in the Sunday school . Commissioner Berman asked if these students are present at the same time. Mr. Hoffman stated there are three services on Sunday; one at 8:00 a.m. , one at 9 :00 a.m. and one at 10: 30 a.m. He stated approximately 130-160 students would be present at the 9 :00 service. The older members of the church tend to go to the 10 : 30 Buffalo Grove Plan Comm-Public Hearing-April 5, 1995-Page 4 service. Commissioner Berman asked if there would still be enough parking spaces if the number of students present in the Sunday school plus the number of people present in the sanctuary were counted. Mr. Hoffman stated that was correct. Commissioner Lundine asked where the water from the detention pond on the southeast corner goes. Mr. Hoffman stated the water goes into the existing stormwater sewer line. Mr. Kuenkler stated the water eventually flows through the Covington Manor property which outlets to a larger storm sewer, and the flow from the church property would have no effect on the capacity of the Covington basin because water would be detained on the church site as required by ordinance. Commissioner Lundine stated he is concerned with three detention basins on one piece of property. He noted that the street light would have to be relocated to allow for one of the detention areas . Mr. Hoffman said that he would ask his engineer to study if the sewer location could be adjusted so that the street light could remain at the present location. Commissioner Lundine asked why the western access driveway is being proposed. Mr. Hoffman stated it would be more efficient for traffic to have two access points in and out of the parking lot. Commissioner Lundine asked if there were any plans to eventually run that driveway out to Dundee Road. Mr. Hoffman stated no. Commissioner Ottenheimer asked if any traffic studies had been conducted with regard to traffic problems on Park View Terrace. Mr. Hoffman stated the heaviest traffic would be on Sunday morning with most cars coming off of Dundee Road. Commissioner Ottenheimer suggested that a stop sign be posted at the driveway to control traffic leaving the parking lot. He asked if there is a defined route for motorists to use when dropping off and picking up children from the facility. Mr. Hoffman stated that for the nursery school state law dictates Buffalo Grove Plan Comm—Public Hearing—April 5, 1995—Page 5 that one of the teachers takes the child from the car into the building, so the parents dropping the child off don't even get out of their vehicle. For the Sunday school, people without children tend to park closer to the sanctuary and people with children usually park closer to the school entrance. Commissioner Trilling stated the landscape plan had previously been presented to the Appearance Commission which had noted the line of sight problem at the driveway entrance. He further stated that since the eastern driveway is not aligned with a street, it would perhaps be better to make the eastern driveway an entrance only and the western driveway an exit which would prevent headlight glare to the adjacent townhomes. Chairman Goldspiel asked how much green area is there from the property line to the parking lot and from the parking lot to the Schwartz property. Mr. Hoffman stated there is approximately 18 to 19 feet from the property line to the parking lot along Park View Terrace, and a landscape strip approximately seven feet wide to be planted with white pine trees between the parking lot and the Coves property. Chairman Goldspiel asked how deep the water will be when the detention basins are full of water. Mr. Hoffman stated there would be approximately three feet of pp y water in all the detention areas . Chairman Goldspiel asked if people leave the church all at one time or more gradually. Mr. Hoffman stated people with children are usually out first and people without tend to linger. He further noted there are new arrivals as these people are leaving. Chairman Goldspiel asked if it is possible to have a backup problem getting in and out on Park View Terrace. Mr. Hoffman stated he did not believe there would be a problem. Commissioner Lundine asked how many people would be present at the various services. Mr. Hoffman stated the first service has about 20 people. The second service has about 275 people in approximately 120 cars and the third service has about 197 people also coming in approximately 120 cars. Commissioner Lundine stated that kind of traffic will definitely impact Park View Terrace. Buffalo Grove Plan Comm-Public Hearing-April 5, 1995-Page 6 Mr. John Allen, 367 Covington Terrace, noted the Covington detention basin has almost reached capacity several times before and does not agree with this plan which will add even more water to the basin. Chairman Goldspiel stated the water which is going to go into the new detention basin is already going into the Covington basin. The ordinance requires the water generated by a new service must be held on the subject property until such time as the flow is reduced so that it is no more than it was before. Mr. Gervais, 1002 Brentwood Circle, stated he does not understand how more traffic can be dumped onto a narrow street like Park View Terrace. He further stated all the water from the Schwartz development, Haller building and now the church will be going into the Covington Manor detention basin and even with a tighter restrictor valve, it will not protect the people in the unincorporated area where the water tends to stay longer and longer. He said that he does not see how 20 foot poles will not cause the light to shine into the homes adjacent to the parking lot. Commissioner Trilling stated the lighting photometrics shows the lights will be seen from the homes but the cutoff is at a . 1 footcandle level which is consistent with other developments. Mr. Gervais stated he would like the church to consider another access onto Dundee Road instead of dumping all the traffic onto Park View Terrace. Mr. Kenneth Rosenston, 1018 Brentwood, stated security will break down due to cars coming in from Dundee or Golfview and going out some other way. He further stated trees have already been removed by the Schwartz development and now there will be more trees removed. Mr. Hoffman stated only four trees will be moved but many others will be planted. Mr. Peluse, 1491 Park View Terrace, stated opening two new access driveways will reduce security in the neighborhood and asked that the street be closed off at night. He further noted the traffic light on Dundee is very long and it will cause a significant backup on Park View Terrace when 100 cars leave the church at the same time. Commissioner Berman noted the Commission has always tried to assure dual access roads for every development as a desired amenity and an important feature for emergency vehicle access . There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 9 :45 p.m. Buffalo Grove Plan Comm-Public Hearing-April 5, 1995-Page 7 Respectf ly subm'tted, Fay Rubin, a ording Secretary Li APPR VED BY: T HEN GOLDSPIEL, Cha rman III 1 Buffalo Grove Plan Comm-Public Hearing-April 5, 1995-Page 8 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION April 5, 1995 Olson/Jespersen Properties, northeast corner of Route 22/Prairie Road - Annexation with zoning in the Residential Estate District Kingswood United Methodist Church, 401 W. Dundee Road Amendment of a Special Use in the R-1 District and Approval of a Preliminary Plan Maioriello's Subdivision (Grove Memorial Chapel) Final Plat Abbott Business Center, Lots 1 and 2 - Plat of Consolidation Chairman Goldspiel called the meeting to order at 10:00 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Mr. Goldspiel Mr. Krug Ms. Howard Mr. Samuels Mr. Berman Mr. Lundine Mr. Ottenheimer Mr. Trilling Commissioners absent: Mr. Rosenston Also present: Mr. Larry Olson Mr. Jack Jespersen Mr. Bruce Hoffman, Kingswood United Methodist Church Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. John Marienthal, Village Trustee Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Krug, seconded by Commissioner Trilling to approve the minutes of the regular meeting of March 15, 1995. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Goldspiel, Howard and Berman abstaining. Buffalo Grove Plan Comm-Regular Meeting-April 5, 1995-Page 1 COMMITTEE AND LIAISON REPORTS Commissioner Krug attended the Village Board meeting on April 3, 1995 and stated there was discussion regarding the size of rock to be used in the retention pond at the Town and Country Homes Tenerfife subdivision. In addition, the official zoning map was approved and on-street parking restrictions were approved on Weidner Road near Buffalo Grove High School. Commissioner Samuels attended the Village board meeting on March 27, 1995 concerning the annual budget, and no action on any previous development plans was taken nor were any referrals of projects to the Plan Commission. OLSON/JESPERSEN PROPERTIES, NORTHEAST CORNER OF ILLINOIS ROUTE 22/PRAIRIE ROAD - ANNEXATION WITH ZONING IN THE RESIDENTIAL ESTATE DISTRICT Moved by Commissioner Howard, seconded by Commissioner Berman to recommend approval to the Village Board of the petition for annexation with zoning in the Residential Estate District with the following variations: ZONING ORDINANCE - Section 17 .40 .020 .B (to allow the existing building setbacks for the structures on Parcel 1 and Parcel 3 pursuant to the plats of survey dated January 20, 1995) . Commissioner Samuels noted his concurrence with petitioner' s comments regarding the merits of the Village of Buffalo Grove. He stated he sees no adverse effects to this annexation and feels Residential Estate zoning is appropriate. He stated that if and when another proposal does come up, it can be dealt with at that time. Commissioner Krug concurred with Commissioner Samuels regarding the Residential Estate zoning and welcomed the petitioners to the Village. He noted this annexation will also provide the protection of the Police Department and Fire Department. Chairman Goldspiel noted his initial concern for sanitary sewer service to the property. He stated he is now satisfied that the property will eventually be served by Village sewer. However, he stated he does not like to use holding zones for property that is being annexed. He stated that he does, however, agree that this property should be annexed and provided with Village water and sewer service. Commissioner Berman concurred with Commissioners Krug and Samuels and further stated he feels the Residential Estate zoning is appropriate at this time, particularly as the petitioners have no objection to it. He further noted several issues which need to be resolved in the annexation agreement regarding the consequences of Buffalo Grove Plan Comm-Regular Meeting-April 5, 1995-Page 2 disconnection of Powernail from the Village. Chairman Goldspiel called for a vote on the motion and the vote was as follows : AYES: Krug, Howard, Samuels, Berman, Lundine, Ottenheimer, Trilling, Goldspiel NAYES : None ABSTAIN: None ABSENT: Rosenston The motion passed 8 to 0. KINGSWOOD UNITED METHODIST CHURCH, 401 W. DUNDEE ROAD - AMENDMENT OF A SPECIAL USE IN THE R-1 DISTRICT AND APPROVAL OF A PRELIMINARY PLAN Moved by Commissioner Samuels, seconded by Commissioner Howard to recommend approval to the Village Board for amendment of a Special Use in the R-1 District and approval of a Preliminary Plan with the following variation: DEVELOPMENT ORDINANCE - Sections 16.50 . 070.D.2 and 16.50.080.A. 1. (to waive the requirement for right-of-way dedication and construction of a sidewalk along the north side of Park View Terrace) , pursuant to the testimony and exhibits presented at the public hearing. Commissioner Lundine stated he is excited about the expansion of the church which is sorely needed. However, he is concerned with the southeast detention area. He requested assurance that this area would be monitored closely. Commissioner Samuels stated the proposal has merit and will positively effect the lives of the people surrounding the church. He stated the plan shifts traffic exiting the site to Golfview Terrace where there is a traffic signal providing safe access to Dundee Road, and the plan also provides a secondary emergency access for residents in the Covington Manor neighborhood. He that noted everything possible has been done in terms of screening and careful placement of parking lot lighting to enhance the site and minimize impact on adjacent properties . Commissioner Ottenheimer said his only concern is traffic flow on Park View Terrace, and he suggested restricting the two new driveways by using one for entering the site and the other for exiting. Commissioner Berman noted his concern with the conflict that could be created for traffic on Park View Terrace if left turns are allowed from the church site from both of the driveways. He suggested prohibiting exiting from the easterly driveway, at least during peak times. He commented that although it is not an ideal situation to route traffic onto a residential street, it is the Buffalo Grove Plan Comm-Regular Meeting-April 5, 1995-Page 3 only viable solution in this particular case. He stated that both the Village and the church bear a shared responsibility to resolve any traffic problems that may occur on Park View Terrace. Commissioner Trilling stated it is an advantage to have the easterly driveway as an entrance only and the westerly driveway as an exit only. He noted this will also alleviate any problems from car headlights for the adjacent townhome residents. Commissioner Samuels stated that although many developments fare best with the restrictions of right-in and right-out traffic movements at driveways, this is not necessary at this site. He noted that the people who will be merging in this traffic are members of the same congregation and will respect each other to a sufficient degree to enable an efficient and smooth clearing of traffic from the site. Commissioner Berman stated it is naive to assume people will be respectful and it is necessary to restrict left turns from the easterly driveway, at least on Sunday mornings. Commissioner Krug stated he does not see restricting the driveways as doing much good. Commissioner Howard stated she would hope that if a problem occurs, the church as a good neighbor, will take appropriate steps to correct the situation. She stated she does not want to see driveway restrictions as a condition of approval. Chairman Goldspiel stated he sees a potential conflict at the driveways and would prefer to prevent any confusion by restricting the in and out entrances. Mr. Peluse asked what will prevent someone from darting around on Brentwood, going around the subdivision and out on Golfview. Commissioner Lundine stated he would like an assurance that the stormwater areas will be carefully watched. Commissioner Berman asked for a polling as who would prefer restricting the driveways to specific in and out directions. The polling was as follows : In favor of restricting driveways: Berman, Lundine, Ottenheimer, Trilling, Goldspiel. In favor of leaving the driveways open to both directions: Krug, Howard, Samuels. Commissioner Samuels accepted the amendment to the motion to restrict the eastern driveway to Park View Terrace for ingress Buffalo Grove Plan Comm-Regular Meeting-April 5, 1995-Page 4 only and the western driveway egress only. Commissioner Howard accepted the amendment to the motion. Chairman Goldspiel called for a vote on the motion and the vote was as follows : AYES: Krug, Howard, Samuels, Berman, Lundine, Ottenheimer, Trilling, Goldspiel NAYES: None ABSTAIN: None ABSENT: Rosenston The motion passed 8 to 0. MAIORIELLO' S SUBDIVISION (GROVE MEMORIAL CHAPEL) - FINAL PLAT Commissioner Krug asked what the public easement is for on the plat. Mr. Kuenkler stated the easement is for public access, and it connects to an easement on the Deerfield Bakery property. Commissioner Krug asked if the water main will run down the easement and serve only the funeral home. Mr. Kuenkler stated yes. Moved by Commissioner Samuels, seconded by Commissioner Krug to recommend to the Village Board approval of the Final Plat of Maioriello ' s Subdivision subject to correction of spelling errors . Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Howard, Berman, Lundine, Ottenheimer, Trilling, Goldspiel NAYES: None ABSTAIN: Samuels ABSENT: Rosenston ABBOTT BUSINESS CENTER, LOTS 1 AND 2 - PLAT OF CONSOLIDATION Mr. Pfeil noted that the developer has requested that the sidewalk not be required on both sides of Abbott Court which would be consistent with the proposed ice rink project. Moved by Commissioner Samuels, seconded by Commissioner Howard to recommend approve to the Village Board of the Abbott Business Center Plat of Consolidation. Buffalo Grove Plan Comm-Regular Meeting-April 5, 1995-Page 5 Chairman Goldspiel asked if the plat had been reviewed for conformance and closure. Mr. Kuenkler stated yes. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Howard, Berman, Lundine, Ottenheimer, Trilling, Goldspiel NAYES: None ABSTAIN: Samuels ABSENT: Rosenston CHAIRMAN' S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next meeting is scheduled for April 19, 1995. PUBLIC COMMENTS AND OUESTIONS - None STAFF REPORT - None NEW BUSINESS Commissioner Krug stated the railing at the detention pond at the St. Paul Federal Bank building is still broken and it should be fixed. ADJOURNMENT Moved by Commissioner Berman, seconded by Commissioner Howard and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 10 :50 p.m. Resp ully su tted, Fay Rubi , Recording Secretary APPtOVED BY:„ TE HEN OLDSPIE , Chairman Buffalo Grove Plan Comm-Regular Meeting-April 5, 1995-Page 6