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1992-05-20 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION May 20, 1992 The Buffalo Grove Gymnastics Training Center Chairman Silbernik called the meeting to order at 7: 30 p.m. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois and read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the format of the meeting and swore in persons who were giving testimony at the public hearing. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Ms. Genell Mr. Samuels Commissioners absent: Mr. Rosenston Also present: Mr. Gregg Didech Ms. Nancy Didech Mr. Kelly Crumley Ms. Terry Crumley Mr. Charles Hendricks, Village Trustee Mr. Robert E. Pfeil, Village Planner The following exhibits were presented by the petitioners at the public hearing: Exhibit A: Building elevation and floor plan dated April 22 , 1992 Exhibit B: Proposed bikerack location at entrance to facility Exhibit C: Floor plan depicting detailed safety pit area Ms. Nancy Didech, one of the petitioners of the proposed Buffalo Grove Gymnastics Training Center, stated that their main goal is to provide a full service gymnastics facility to the Buffalo Grove area. Ms. Didech then gave a brief history of the petitioners' backgrounds. Ms. Didech reviewed the plans for the proposed gymnastics center Buffalo Grove Plan Comm-Public Hearing-May 20, 1992-Page 1 noting that they would occupy a 13,500 square foot space in a 51, 000 square foot building at 1362 Barclay Boulevard. The facility would serve children and adults from the ages of 3 months to 18 years of age. She noted that 3, 000 square feet would be used for pre-school and office space and the remainder of the area would be used as a gymnastics training center. Ms. Didech noted that the facility would be open from 9:00 a.m. to 9:00 p.m. on weekdays, 9:00 a.m. to 5:00 p.m. on Saturdays and 9:00 a.m. to 3: 00 p.m. on Sundays. The peak hours of operation would be from 4:00 p.m. to 9: 00 p.m. and there would be about 50 students and 7 staff members in the facility at that time and between the hours of 9:00 a.m. to 3: 00 p.m. , 30 students and 6 staff members are anticipated in the facility. Ms. Didech addressed the criteria for a Special Use noting that this facility would be unique for the Buffalo Grove area which does not presently house any such facility. She further noted that traffic circulation is entirely suitable for this site and this type of facility and utilities, access roads and all necessary improvements are in place and adequately serve the intended use. Ms. Didech further noted that 14 parking spaces are required by code for a recreational use of the proposed floor area, and 25 parking spaces are actually provided with the lease rights to the premises and that shared rights to 88 parking spaces are available. Ms. Didech stated that based on Commissioners' comments at the last workshop, a bikerack has now been placed under the canopy adjacent to the handicapped ramps leading to the entrance to be secured to the existing cement. Ms. Didech noted that Mr. Pfeil had spoken to the Fire Department and they see no problem with the proposed fire exits nor the placement of any of the equipment, based on the current site plan. Commissioner Rhodes inquired what the pre-school area would be used for. Ms. Didech stated that this age group requires a smaller area due to the small attention span of very young children. She further noted that these classes would be held with the mothers present and the student-teacher ratio would be one teacher for 10 students. Classes would be 50 minutes long. Commissioner Rhodes asked where the dumpsters would be located. Ms. Didech noted that they will be purchasing a dumpster which will be located at the back and outside of the level entrance garage door. Buffalo Grove Plan Comm-Public Hearing-May 20, 1992-Page 2 Commissioner Rhodes stated that he would like to see the petitioners establish a handicap program which would be a great asset to both the Village and the petitioners. Commissioner Howard asked what the student-teacher ratio would be for 5 to 6 year old children. Ms. Didech stated that the ratios would be one teacher to 10 students at ages three months to two years, one teacher to 8 students from ages two years to three years, and one teacher to 7 students from ages three years through twelve years. The student ratio is higher for the younger ages as the parents are involved in the activity with the children. Commission Howard stated that she had no doubt that this type of facility would do well in the` Village. There being no further comments, Chairman Silbernik closed the public hearing at 7:50 p.m. Respectfully sub 'tted, Fay ubin, R ording Secretary • APPRO ED Y: MART N ILBERNIK, Chairman Buffalo Grove Plan Comm-Public Hearing-May 20, 1992-Page 3 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION May 20, 1992 Buffalo Grove Gymnastics Training Center 1362 Barclay Boulevard Special Use in the Industrial District Consideration of an Amendment to the Village Zoning Ordinance - Section 17.28.030.D. - Special Uses Busch Grove Professional Center Final Plat of Subdivision Chairman Silbernik called the meeting to order at 7:55 p.m. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Ms. Genell Mr. Samuels Commissioners absent: Mr. Rosenston Also present: Mr. Gregg Didech Ms. Nancy Didech Mr. Kelly Crumley Ms. Terry Crumley Mr. Charles Hendricks, Village Trustee Mr. Robert E. Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes, to approve the minutes of the regular meeting of May 6, 1992 . Commissioner Rhodes noted a correction to be made on page 9, paragraph 6 to reflect Arlington Heights Road instead of Route 83 . All Commissioners were in favor of the motion as amended, and the motion passed unanimously with Commissioners Howard and Silbernik abstaining. Buffalo Grove Plan Comm-Regular Meeting-May 20, 1992-Page 1 COMMITTEE AND LIAISON REPORTS Commissioner Krug reported on the Village Board meeting of May 18, 1992 , stating that topics of discussion included: 1. The reappointments of Chairman Silbernik and Commissioners Howard and Genell. The new Trustee liaison will be Mr. Charles Hendricks. 2 . The Concrete Doctor and Abbott Contractors are almost in agreement concerning issues relating to the Depot Place annexation, and the matter was continued to the Board meeting on June 1, 1992 . 3 . A pre-application conference was held for an Amoco gas station at the southwest corner of Lake Cook Road and Old McHenry Road. The Board directed the petitioner to apply for referral to the Plan Commission. 4. A pre-application conference was held concerning a proposed heliport at the Condell Immediate Care facility on Route 22. The matter has been continued until further details are provided by Condell, including information concerning what adjacent property owners think about the proposal. 5. Traffic signals at the intersection of Busch Parkway and Deerfield Parkway have been approved for design. Therefore, when the Deerfield extension is finally constructed, the signals will be ready for immediate implementation. Chairman Silbernik reported on the May 4, 1992 Wheeling Village Board meeting regarding a Special Use permit for the International House of Pancakes at the Arlington Club Commons on Dundee Road just east of Buffalo Grove Road. Chairman Silbernik stated that he read a statement in opposition to the Special Use permit due to its proximity to several residential units at the Grove Terrace Condominiums. Chairman Silbernik further stated that the Wheeling Village Board unanimously approved the Special Use permit. BUFFALO GROVE GYMNASTICS TRAINING CENTER 1362 BARCLAY BOULEVARD SPECIAL USE IN THE INDUSTRIAL DISTRICT Moved by Commissioner Goldspiel, seconded by Commissioner Genell, to recommend approval of the Special Use for a gymnastics training center in the Industrial District for the Buffalo Grove Gymnastics Training Center in accordance with petitioners' Exhibits A, B and C. Buffalo Grove Plan Comm-Regular Meeting-May 20, 1992-Page 2 Commissioner Rhodes noted that Mr. Raysa had asked for a copy of the lease agreement at the last workshop meeting in order to verify that 25 parking spaces were being allotted in the lease agreement. He asked if that had been done. Ms. Nancy Didech stated that a copy of said lease agreement had been supplied to Mr. Raysa. Commissioner Goldspiel stated in support of the motion that this type of development is good planning because it will bring people and activity into an industrial area which traditionally is deserted on the weekends. He said the gymnastics facility will make the industrial park a more hospitable area. Commissioner Rhodes stated that he supports the proposal and is happy to see that the petitioners are residents of Buffalo Grove. Chairman Silbernik called for a vote on the motion and the vote was as follows: AYES: Goldspiel, Krug, Rhodes, Howard, Genell, Samuels, Silbernik NAYES: None ABSTAIN: None ABSENT: Rosenston CONSIDERATION OF AN AMENDMENT TO THE VILLAGE ZONING ORDINANCE SECTION 17.28. 030.D. - SPECIAL USES Mr. Pfeil stated that the Development Ordinance stipulates that an approved Preliminary Plan has an effective period of two years from the date of approval. During this two year period the developer must receive plat approval and proceed with development or the Village may revoke the Preliminary Plan approval. In order to maintain consistency between the Development Ordinance and the Zoning Ordinance concerning the effective period of plans, the Village Attorney recommends that Section 17. 28. 030.D. of the Zoning Ordinance be amended. This section pertains to the effective period of special uses. Section 17.28. 030.D. of the Zoning Ordinance reads as follows: After any special use is discontinued for a period of more than one year, the special use shall be automatically revoked. Buffalo Grove Plan Comm-Regular Meeting-May 20, 1992-Page 3 The Village Attorney recommends the following revision to Section 17.28 . 030.D. : Whenever a special use has not been established on an approved site within two years of the date of the Corporate Authorities' acting to authorize the special use, or whenever a special use ceases to operate or is discontinued for a period of over one year, the Corporate Authorities may revoke the special use unless other provisions are made by the Corporate Authorities. Commissioner Goldspiel stated that he thinks that two types of special uses are being lumped together and should not be. He stated that one category of special use pertains to Planned Unit Developments and projects where a site plan review is part of the approval. He noted that a second type of special use includes uses such as restaurants, utility transformers and other uses that need special consideration concerning the specific site and impacts on adjacent uses. Commissioner Goldspiel said that the proposed two year period of effectiveness is acceptable for special uses that are tied to a land plan such as PUD's, but for other types of special uses, a one year period of effectiveness with automatic termination appears to be a more effective zoning approach. Chairman Silbernik pointed out that if a special use was discontinued for more than one year, the property owner should be required to remove items from the site that were used for the special use. Discussion was held regarding the Village's responsibility to police the various special uses within the Village in order to comply with any revised ordinance. Commissioner Genell stated that it would be preferable to defer this matter until the next meeting with Mr. Raysa present. Commissioner Rhodes also stated that he would like to talk with the Village Attorney before any public hearing is held on this matter. Commissioner Krug stated that he feels that language should be included that the property owner be notified when a special use lapses. Commissioner Goldspiel disagreed with Commissioner Krug. He stated that property owners are or should be aware of the law. Buffalo Grove Plan Comm-Regular Meeting-May 20, 1992-Page 4 Commissioner Samuels inquired if the Village has any data base containing a list of special uses and their effective dates. He stated if this is not the case, then the Village needs to develop some type of tickler system so that fines and cancellations can be effectively administered. Chairman Silbernik stated that some kind of monitoring system for special uses is necessary and should be developed. Commissioner Genell stated that she concurs with Commissioner Samuels that a data base should be set up in order to keep a check on special uses. Commissioner Howard stated that this will be an added burden on the Village for something that property owners should be aware of as well as keeping abreast of any new rules. Mr. Pfeil noted that the Village will be improving its data base concerning planning and zoning information, and it would not be too burdensome to monitor special uses and keep track of effective dates. Commissioner Goldspiel commented that a tickler system may not be able to adequately track special uses that have been started and then abandoned. He said it is easier to keep track of uses that have never been started after the initial zoning approval. The Commission concurred that the proposed amendments to the special use provisions of the Zoning Ordinance would need to be discussed with the Village Attorney prior to any public hearing. BUSCH GROVE PROFESSIONAL CENTER - FINAL PLAT OF SUBDIVISION Commissioner Goldspiel said he has several comments about the proposed plat: 1. The bikepath along the westerly portion of Busch Road is shown in an easement rather than in the right-of-way. According to the Village Engineer this is to accommodate the possibility of adding a right turn deceleration lane into the site even after Busch Road is fully improved to a five lane section. 2 . An eight foot bikepath along Route 83 is to be provided, and this would also be in an easement instead of in the right-of- way. This raises the issue of how far the bikepath will be from the building since the path will be within the building Buffalo Grove Plan Comm-Regular Meeting-May 20, 1992-Page 5 setback and not within the right-of-way. He said it appears that about two feet of the bikepath would be within the 25- foot building setback area. He said that Village staff has indicated that the approved setback on the Preliminary Plan is 30 feet. 3 . The property would be divided into two lots, however, no easement for use and access to the detention area has been provided for both lots, and no easement concerning shared access has been provided. He said the Village Engineer has indicated that the Village Attorney would make a recommendation concerning the language needed for these easements. Commissioner Goldspiel made a. motion to recommend approval of the plan subject to easements being provided as approved by the Village Engineer and the Village Attorney concerning stormwater detention and access for both lots. Commissioner Rhodes seconded the motion. Commissioner Genell stated that she had a problem with this site plan from the beginning and would like to go on record stating that she could not approve the plat as presented to the Commission at this time. Chairman Silbernik stated that the Commission has not seen the officially approved Preliminary Plan and he has no idea what the final plan actually was and would therefore be hesitant to recom- mend approval of the final plat. Commissioner Goldspiel stated that he would like to amend the motion to require a 30 foot building setback line along the Busch Road and Route 83 frontage. Commissioner Rhodes accepted the amendment. Commissioner Samuels stated that he does not think that the Commission should approve the final plat subject to anything more than technical details such as closure. He stated that the Commission could only approve what is before them and therefore the plat needs to be modified and then returned to the Commission for final review. Commissioner Genell stated that this plan was approved with substantial changes by the Village Board as well as a variance request and therefore should have been sent back to the Plan Commission. Buffalo Grove Plan Comm-Regular Meeting-May 20, 1992-Page 6 Commissioner Goldspiel stated in support of the motion that plat review is an important responsibility of the Commission to make sure that documents filed with the County Clerk accurately portray what has been approved and to give notice to prospective landowners about the requirements and restrictions pertaining to the property. He commented that plat approval is not the same as site plan approval. He stated that he is satisfied that this plat conforms to the approved plan based on the staff's comments. Commissioner Krug asked what would happen if after the plat is approved subject to the easements and setback amendments, said easements and setbacks are not included on the final plat. Chairman Silbernik stated that he would not sign the document as presented and would have to review the revisions before he would sign the plat. Commissioner Krug concurred with Chairman Silbernik that the plat should not be signed by the Commission until all revisions have been made. Moved by Commissioner Samuels, seconded by Commissioner Genell to table the motion on the floor. Chairman Silbernik called for a vote on the motion and the vote was as follows: AYES: Krug, Rhodes, Howard, Genell, Samuels, Silbernik NAYES: None ABSTAIN: Goldspiel ABSENT: Rosenston CHAIRMAN'S REPORT Chairman Silbernik noted he received a letter from the Lake County Regional Planning Commission saying that the results of a growth and development survey will be presented on May 26, 1992 in Waukegan. He said he would not be able to attend the meeting, but any Commissioner who would like to attend would be welcome. Commissioner Genell said she would probably be at the meeting. FUTURE AGENDA SCHEDULE Mr. Pfeil noted that there will be a meeting on June 3 , 1992 for the public hearing concerning the Rogers Center for Commerce -East Buffalo Grove Plan Comm-Regular Meeting-May 20, 1992-Page 7 with the possibility of the JCYS plan for a child care center on Route 83 coming back for another workshop. Commissioner Goldspiel stated in relation to the JCYS plan that perhaps a public street running from Arlington Heights Road into the proposed development across the La Salle Bank property might be a good idea and one that the Village should look into. There was a concensus among the Commissioners that this was an idea that should be checked out. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS Commissioner Samuels reiterated the need for removal of the old pavement striping on Busch Parkway because it is very hazardous for motorists. Mr. Pfeil stated that Mr. Rigsby has indicated that it is better for the old striping to peel off over time. Commissioner Samuels stated that Old Checker Road eastbound at Buffalo Grove Road needs a new sign to show both right and left turns ahead. Chairman Silbernik further stated that Old Checker Road eastbound at Route 83 in Town Center needs a sign or striping to distinguish which lane one must be in if proceeding straight ahead to Bank Lane. Moved by Commissioner Rhodes, seconded by Commissioner Genell and unanimously carried to adjourn. Chairman Silbernik adjourned the meeting at 9: 00 p.m. Buffalo Grove Plan Comm-Regular Meeting-May 20, 1992-Page 8 Respectfully subm' ted, T/) -/. Fay Rung Secretary APPRO I BY. frAedi MARTIN SILBERNIK, Chairman Buffalo Grove Plan Comm-Regular mm Regular Meeting-May 20, -1992Pa e g 9