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