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