Loading...
1992-09-23 - Plan Commission - Minutes APPROVED PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION September 23, 1992 Jewish Council for Youth Services (JCYS) , Route 83 west of the La Salle Bank property - Rezoning to the Office and Research District and approval of a Special Use and Preliminary Plan for a Child Care 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. Chairman Silbernik explained the format of the public hearing and swore in persons who were to give testimony at the hearing. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Samuels Mr. Berman Commissioners absent: Mr. Rosenston Ms. Genell Also present: Mr. Gregg M. Steinberg, JCYS Mr. Marshall Klein, Executive Director, JCYS Mr. Jeffrey R. Brown, Jeffrey R. Brown Associates Mr. Joseph Krusinski, President, Podcor Construction Company Ms. Fran Fazio, Project Engineer, Donald Manhard Associates Mr. Charles Hendricks, Village Trustee Mr. William Raysa, Village Attorney Mr. Richard K. 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 September 16, 1992 Exhibit B: Architectural rendering of proposed child care building Buffalo Grove Plan Comm-Public Hearing-September 23, 1992-Page 1 Exhibit C: Letter dated September 23 , 1992 from Jeffrey R. Brown to Robert E. Pfeil concerning criteria for approval of the requested Special Use Exhibit D: Conceptual Landscape Plan dated September 16, 1992 Exhibit E: Floor plan of proposed child care building Exhibit F: Preliminary Engineering Plan dated September 14, 1992 Mr. Steinberg stated that he represents the JCYS concerning the proposed child care center. He explained that the JCYS is not-for-profit organization that was started 83 years ago, and its mission is to serve the youth of the Chicago area. He noted that most of the JCYS', original projects were in Chicago, but now various programs are being developed in the suburbs. He said the JCYS operates facilities such as summer camps. In total, the JCYS serves between 4, 000 and 5, 000 children each year in its programs. Mr. Steinberg stated that the proposed facility in Buffalo Grove would be located on the north side of Route 83 just west of the La Salle Bank property at Arlington Heights Road. He said the proposed building would have a floor area of approximately 10, 000 square feet, and would have the capacity to serve 80 children at one time. On a weekly basis the facility would serve approximately 200 children. He said the center would be similar to the JCYS facility in Highland Park, which provides child daycare, pre-school programs and enrichment programs. Mr. Jeffrey Brown reviewed the Exhibit A, the Preliminary Plan. He noted that the Plan Commission has been concerned about the safety of the children in the outdoor playground because of the site's proximity to Route 83, and the provision of a second access point to the site. He said the site plan provides a right-in, right-out driveway to Route 83 and a second access to Arlington Heights Road east of the site via easements over a corner of the La Salle Bank property and over the Christ Church of Long Grove's parking lot and driveway. Mr. Brown explained that the site plan depicts the ultimate right-of-way of Route 83 as accurately as possible, and he is trying to obtain additional documentation from the owner of the parcel who has received information from the Illinois Department of Transportation (IDOT) concerning road improvements. He said the IDOT plan calls for a non-mountable median in front of the JCYS site, so only right-in, right-out traffic movements will be possible from the JCYS driveway Buffalo Grove Plan Comm-Public Hearing-September 23, 1992-Page 2 onto Route 83 . Mr. Brown said the site plan provides for a traffic circulation plan that allows vehicles to loop through the site and exit either to Arlington Heights Road or Route 83 . He noted that parking for visitors and parents would be near the building, and staff members would park in the spaces farther from the facility. Mr. Brown explained that the main stormwater detention area is in the building setback along Route 83, but the playground area north and west of the building will also be used for detention. Mr. Brown reviewed Exhibit B, the architectural rendering of the proposed building, and explained that face brick with some areas of drivit would be the major exterior materials. Referring to Exhibit E, the building floor plan, Mr. Brown noted that there would be no direct exit from the building for the classrooms adjacent to Route 83. Mr. Steinberg stated that he would address the issues identified by the Village Planner in the memo to the Plan Commission dated September 16, 1992 and the letter to Jeffrey Brown dated September 22, 1992. First, concerning the easements for access across the La Salle Bank property and the Christ Church of Long Grove property, the easements are in draft form and he expects that finished easement documents will available in mid-October. Second, the JCYS will pave all of the Church's parking lot and driveway that will be used for access to the child care site. Concerning the third issue, Mr. Steinberg said approvals are needed from the Village of Long Grove concerning access to a Lake County sanitary sewer and the special use for the Christ Church of Long Grove. The sanitary sewer is within Long Grove' s "sphere of influence" agreement with the Lake County Department of Public Works. The Church's special use needs to be reviewed by Long Grove to determine if the traffic using the child care center will create any impacts that were not considered in the Church's original approval. He said both of these items would be considered by the Long Grove Plan Commission on October 6, 1992. The fourth issue was addressed by Mr. Brown who stated that the height of the child care building would be 14 feet to the top of the masonry walls and 19 feet, 4 inches to the peak of the roof gables. Mr. Steinberg said the final issue identified by the Village Planner was the criteria for a special use. Mr. Steinberg stated that he would like to enter Mr. Brown's letter of Buffalo Grove Plan Comm-Public Hearing-September 23, 1992-Page 3 September 23, 1992 into the record of the public hearing as Exhibit C. He read the text of the letter and stated that the JCYS facility will meet all the applicable criteria for a special use in the Village's Zoning Ordinance. In summary he noted that the proposed plan will provide a needed service for the community, it will not be detrimental to the public health, safety or morals, it will be compatible with surrounding development, it will not be injurious to adjacent properties, adequate utilities and access roads will be provided and parking facilities will be adequate to serve the facility. Mr. Brown reviewed the parking for the site, explaining that 29 spaces will be provided. He stated that the proposed parking is adequate to serve the daytime demand at the facility, and there would be no evening programs, there would not be any unusually high parking demands at the site. Mr. Brown stated that the building will be setback 60 feet from the north property line, which meets the Village's Office and Research District standard for a site abutting residentially zoned property. He said a variation is being requested to allow a north yard setback of 12 feet instead of 30 feet for the parking area abutting the residentially zoned property in Long Grove. He stated that a 6-foot high fence or opaque screen would be provided along the north property line as required by the Zoning Ordinance. He noted that the Village's commercial zoning districts require a 12-foot wide yard abutting residentially zoned property. Mr. Brown explained that a sidewalk will be constructed along the southern frontage of the site along Route 83 near the access driveway and connecting to the La Salle Bank property, but no sidewalk is proposed for the balance of the frontage going up to the property in Long Grove. Since this sidewalk would not connect to anything in Long Grove, the JCYS would prefer not to construct this segment but to bond for or pay a cash contribution to the Village for the cost of this sidewalk. Mr. Brown stated that he believes the required 25-foot building setback from Route 83 will not be affected by any right-of-way taking that may be required for the Route 83 widening project. He said the taking for the JCYS site appears to be southeast of the proposed building. Mr. Brown addressed comments from the Village's traffic consultant as noted in the Village Planner's memo dated September 21, 1992 . He said he does not think it is necessary to build an island to restrict right-in, right-out turns at the JCYS' driveway to Route 83 because the Route 83 improvements will include a barrier median that will make Buffalo Grove Plan Comm-Public Hearing-September 23, 1992-Page 4 other turning movements impossible. He said he disagrees with the traffic consultant's comment that the radius for the turning movement from the front drop off area of the building to the northeast access driveway will present difficulties for larger vehicles. Mr. Brown said his own analysis of this turning movement indicates that it can be done without backing up or making other difficult maneuvers. Mr. Brown said he does not think IDOT will allow a deceleration lane on Route 83 for right turns into the JCYS' driveway. He said this would connect to the deceleration lane for the La Salle Bank driveway, and essentially a full travel lane would be added to Route 83 in this area. He said IDOT would not allow this additional lane to be created. Commissioner Goldspiel asked for information concerning the need for the proposed facility at this location. Mr. Klein stated the JCYS has conducted focus groups in the Buffalo Grove - Long Grove area, has analyzed school enrollments in the area and has talked to various organizations to determine if the facility would be serving needs in the community. He said the JCYS has determined that there is definitely a desire and need for quality child daycare in the area and the proposed facility would serve this need. He noted that the JCYS is a not-for-profit organization, and its primary mission is to serve the community. Commissioner Goldspiel inquired if the emphasis of programs at the facility would be on education or daycare. Mr. Klein replied that both areas would be covered by the programs, and socialization of children is one of the JCYS ' main goals. Commissioner Goldspiel inquired about the number of children that would be served in full-day programs at the facility and whether or not bus service would be provided. Mr. Klein said that of the 80 children at the facility during the day, approximately 80 percent would be there for a full day. He said he is not sure yet if the facility would offer bus service. Commissioner Goldspiel asked if the children would come from just the Long Grove and Buffalo Grove area. Mr. Klein replied affirmatively. Commissioner Goldspiel commented that he would not want to see the use of speed bumps in the JCYS or Christ Church of Buffalo Grove Plan Comm-Public Hearing-September 23, 1992-Page 5 Christ parking lots to reduce the potential for cut-through traffic. He said speed bumps interfere with safe traffic movements, and he indicated that the Fire Department would probably not favor this type of design. He said that the label "possible" sidewalk on the Preliminary Plan should be changed to "future" sidewalk. He asked if this sidewalk along Route 83 would connect to any sidewalk planned by the Village of Long Grove. Mr. Pfeil stated that the Long Grove Village Manager said Long Grove does not plan to add a sidewalk along Route 83 in this area, but a frontage road between Route 53 and Robert Parker Coffin Road is planned. Commissioner Goldspiel asked for clarification of the amount of right-of-way that is planned to be taken from the JCYS site for the Route 83 improvement. Mr. Brown said the taking will be in the southeast corner of the site, and will not affect the required 25-foot front yard setback for the building. Commissioner Goldspiel asked for an explanation of the Development Ordinance variations concerning the cross slope of the detention area and the waiver of the underdrain requirement. He said he does not see why it is necessary to have a flatter cross slope in the detention basin. Fran Fazio stated that the playground area will also be used for stormwater detention, and the flatter slope will maximize the area available for playground use. Ms. Fazio said the main detention area is the basin along the southeast side of the building, and the flatter cross slope allows more water to be stored. Commissioner Goldspiel inquired why underdrains cannot be provided. He noted that if the playground is used for water storage, it would even more important to make sure that this drains as quickly as possible. Ms. Fazio said she has used the one percent cross slope and no underdrain design on other projects, and the drainage on these areas is adequate. Mr. Brown noted that the site is small and the amount of stormwater that would be stored would not be that large. He said in a 100-year storm, it would take about one day for the site to drain. In normal rain events the site would drain in approximately one hour. Commissioner Goldspiel asked the Village Engineer for his comment on the proposed variations. Buffalo Grove Plan Comm-Public Hearing-September 23, 1992-Page 6 Mr. Kuenkler stated that he does not think that both the cross slope standard and the underdrain requirement should be varied. He said that either of the two variations would be acceptable individually. Commissioner Goldspiel noted that the screen along the north property line would be lilac bushes according to the landscape plan, and he questioned this proposed design. Mr. Brown agreed that lilac bushes would not be a good material to use for the screen, and he said the plan would be revised to use evergreens for the screen. He indicated that the landscape plan would be revised for the Appearance Commission review. Commissioner Goldspiel inquired if the proposed 12-foot setback between the parking area and the residentially zoned property to the north would be adequate. Mr. Brown stated that the proposed setback would be adequate because the daycare facility is not an intense use, and the residentially zoned property would probably be rezoned to some other district such as office use. Commissioner Goldspiel asked for an explanation of the variation concerning the distance of the proposed building to the stormwater detention area. Mr. Brown said the site is very constrained, and the plan tries to maximize use of the property. He noted that children will not be able to get into this area, so it will not be any type of safety hazard. He said the building is properly designed, so the proximity of the detention basin does not pose any problems concerning the integrity of the foundation. Mr. Kuenkler stated that the proximity of the building to the detention basin would not create any problems. Commissioner Goldspiel inquired if the JCYS would agree to share access to Route 83 in the future when a complete development plan is ready for the La Salle Bank property. Mr. Steinberg said the JCYS would try to cooperate, but they don't know what the Bank's development plans are, or how the driveway to Route 83 will be designed. Commissioner Goldspiel asked if the median on Route 83 will be non-mountable in front of the La Salle Bank's driveway. Mr. Brown replied affirmatively. Commissioner Goldspiel suggested that the ordinance approving Buffalo Grove Plan Comm-Public Hearing-September 23, 1992-Page 7 the JCYS special use zoning should include a stipulation that the JCYS will cooperate in the future if shared access with the La Salle Bank property to Route becomes feasible. Commissioner Krug inquired about the depth of the stormwater detention basin. Ms. Fazio said the basin would be approximately 2 .5 feet in depth. Commissioner Krug asked if public school buses would come to the JCYS site. Mr. Klein stated that there are no plans to have school buses bring children to the site. He noted that daycare centers serving school-aged children generally use vans to bring the children to the daycare center. Mr. Brown said that if school buses ever do come to the site, the buses would have to use the Arlington Heights Road driveway for access. Commissioner Krug inquired if the access easements with the Church and the La Salle Bank would be binding on future owners of those properties. Mr. Steinberg stated that the easements would bind future owners. Commissioner Krug asked what the JCYS would do if the Village of Long Grove does not amend the Church's special use concerning the amount of traffic using the Church's driveway and parking lot. Mr. Steinberg said the JCYS would have to initiate additional discussions with La Salle Bank. Mr. Brown said that the Village of Long Grove hasn't indicated any problems with the sanitary sewer connection that the JCYS would request to use the Lake Department of Public Works line near the JCYS site. Commissioner Rhodes said that he agrees with Commissioner Goldspiel that variations of the cross slope and underdrain requirements should not both be granted. He asked if the facility would have the same number of children everyday throughout the year, or if it would be larger for summer programs. Mr. Klein said the enrollment would be even throughout the year. Buffalo Grove Plan Comm-Public Hearing-September 23, 1992-Page 8 Commissioner Rhodes asked if there would be evening programs at the facility. Mr. Steinberg stated that there would not be evening programs. Commissioner Rhodes inquired if all roof top mechanicals would be screened. Mr. Brown stated that mechanical equipment would probably be in a room in the building rather than on the roof. He said the only items on the roof would be flues. Commissioner Rhodes asked how much of the Christ Church of Long Grove driveway and parking lot would be paved by the JCYS. Mr. Steinberg stated that more area than what is actually needed for the access will be paved by the JCYS. Commissioner Rhodes inquired if the building would have a sprinkler system. Mr. Brown said the building would be sprinklered in accordance with Village and State codes. He reviewed Exhibit E, the building floor plan, and stated that three classrooms would have exits directly to the outside of the building, and three classrooms would exit into a corridor. Commissioner Rhodes inquired if the facility would have regular fire drills. Mr. Klein said that fire drills would be conducted each month. Commissioner Rhodes asked if the stormwater detention area would be fully fenced so that no children could get into it. Mr. Brown said the playground where the children would be is completely fenced and ties back to the building, so there would be little opportunity for anyone to get into the detention basin, which is on the other side of the building from the playground. Commissioner Howard said that she is concerned about access to the detention area, and she inquired about the type of fence that would be used for the playground. Mr. Brown said he is not sure what type of fence will be used. He commented that solid wood fences provide less air flow than other types of fences, and wood fences usually require more upkeep. Buffalo Grove Plan Comm-Public Hearing-September 23, 1992-Page 9 Commissioner Howard said a wood fence may be the best choice because of the site's proximity to Route 83 . She said it is very important that berming be used along Route 83 to protect the children on the site. Mr. Brown said there are many obstacles near the site that would prevent vehicles from entering the playground from Route 83. He commented that the berms would deflect northbound vehicles from entering the site, and a barrier median would prevent southbound vehicles from getting onto the site. Commissioner Howard asked if evergreens would be used all along the north property line as a screen. Mr. Brown said evergreens would not be used for all of the screening material. Commissioner Howard asked if there would be any Sunday programs at the JCYS facility. Mr. Steinberg stated that there would not be Sunday programs at the facility. Commissioner Samuels inquired if the facility would meet standards for accessibility as required by the Americans with Disabilities Act (ADA) . Mr. Brown said the facility will comply with ADA requirements. Commissioner Samuels asked why the plan has been modified to remove the stormwater detention area in the northwest part of the site. Mr. Brown said that IDOT will not allow a detention area within 15 feet of the road right-of-way. Commissioner Samuels asked how the Village will be guaranteed that the sidewalk along Route 83 adjoining the site will be extended if it is needed in the future. Mr. Pfeil said the JCYS will be required to bond for the sidewalk or pay the cash value of the sidewalk if the sidewalk is not built as part of the original site development. Commissioner Samuels said the JCYS Preliminary Plan should show a traffic control island at the Route 83 driveway to restrict turns to right-in, right-out. If the median for Route 83 is built before the JCYS driveway is constructed, then the driveway island will no longer be needed. Buffalo Grove Plan Comm-Public Hearing-September 23, 1992-Page 10 _ _ I Mr. Brown said he would modify the plan to show a traffic control island at the Route 83 driveway. Commissioner Samuels said he concurs with Commissioner Goldspiel concerning the variations for the stormwater system. Either the basin cross slope standard or the underdrain requirement could be varied, but not both requirements. Commissioner Berman inquired about the depth of the detention facility in the playground area. Ms. Fazio said the stormwater detention design in the playground would vary from 0 to 2.5 feet in depth. Commissioner Berman inquired about the hours of operation for q P the JCYS facility. Mr. Klein said the facility would stay open until 6:00 or 7: 00 P.M. in the evening. He said most children would be picked up between 4:00 and 5:00 P.M. , and many children would be in carpools. Commissioner Berman asked if the parking lot would have exterior lighting. Mr. Brown said there would be exterior lighting in the parking lot, and this would be reviewed by the Appearance Commission. Commissioner Berman asked if the facility would accept infants or non-ambulatory children. Mr. Steinberg said the facility would not serve infants or very young children. Commissioner Berman commented that there a number of uncertainties concerning the JCYS plan, including the sewer and Church special use zoning with Long Grove, the right-of- way required for Route 83 by Long Grove, and the easements that are needed from the Church and the La Salle Bank. Chairman Silbernik agreed that these issues have not been resolved, and he noted that at the third workshop, the developer was directed to provide information concerning the pattern of activities at the Christ Church of Long Grove, the exterior lighting that would be used on the JCYS site, the location of the HVAC system, and the signage that may be requested for the Arlington Heights Road driveway. He asked what certification the JCYS facility will need from the State. Buffalo Grove Plan Comm-Public Hearing-September 23, 1992-Page 11 Mr. Klein said the facility will need to apply for review by the Illinois Department of Children and Family Services (DCFS) , and a license to operate a daycare facility will be needed. Chairman Silbernik observed that children who use the facility will probably come from towns other than Buffalo Grove and Long Grove. He asked if the petitioners have determined how the request for variations concerning the stormwater management system will be modified. I Mr. Brown said the plan will be modified to provide underdrains, and they will request variation of the cross slope standard for the basins. Commissioner Rhodes said he wants the plan to include stop signs on the driveways to Route 83 and Arlington Heights Road. Commissioner Goldspiel asked how the site will be served with water. Ms. Fazio said the closest water main is on the west side of Route 83, and a connection to this line will be made under Route 83 . Commissioner Berman inquired if the approvals needed from Long Grove are contingent on approvals by Buffalo Grove. Mr. Steinberg said the timing of approvals for the project is important, and they could not wait to get approvals from Long Grove before initiating zoning review by Buffalo Grove. He said the JCYS needs to be open for business by the Fall of 1993 . As no one else wished to speak, Chairman Silbernik closed the public hearing at 8:55 P.M. Respectfully submitted, Robeit E. Pfeil, Village Planner APPROV . MARTI S LBERNIK, Chairman Buffalo Grove Plan Comm-Public Hearing-September 23, 1992-Page 12 APPROVED SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION September 23, 1992 Jewish Council for Youth Services (JCYS) , Route 83 west of the La Salle Bank Property - Rezoning to the Office and Research District and approval of a Special Use and Preliminary Plan for a Child Care Center Village of Buffalo Grove Fire Station No. 26, Proposed Administrative Addition, Busch Road/Highland Grove Drive - Amendment of a Special Use and Approval of a Preliminary Plan -- Workshop #1 Chairman Silbernik called the meeting to order at 9:00 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Samuels Mr. Berman Commissioners absent: Mr. Rosenston Ms. Genell Also present: Mr. Gregg M. Steinberg, JCYS Mr. Marshall Klein, Executive Director, JCYS Mr. Jeffrey R.Brown, Jeffrey R. Brown Associates Mr. Joseph Krusinski, President, Podcor Construction Company Ms. Fran Fazio, Project Engineer, Donald Manhard Associates Chief Thomas Allenspach, Buffalo Grove Fire Department Deputy Chief Joseph Wieser, Buffalo Grove Fire Department Captain Joseph G. Wieser, Buffalo Grove Fire Department Mr. Mark L. Bruzan, KLLM Architects Mr. Kenneth L. Nyenhuis, Alter Design Builders Mr. Charles Hendricks, Village Trustee Mr. Jeffrey Braiman, Village Trustee Buffalo Grove Plan Comm-Special Meeting-Sept. 23, 1992-Page 1 Mr. William G. Raysa, Village Attorney Mr. Richard K. Kuenkler, Village Engineer Mr. Robert E. Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Rhodes, seconded by Commissioner Goldspiel, to approve the minutes of the public hearing of September 2, 1992. Commissioner Goldspiel said on page two of the minutes concerning the motion on the Clayton Municipal Campus improvements, language should be added to indicate that Commissioner Goldspiel had recommended the addition of an island to guide traffic at the west elevator entrance to Village Hall. All Commissioners were in favor of revising the minutes to add this language, and the motion to approve the minutes as corrected passed unanimously. Moved by Commissioner Rhodes, seconded by Commissioner Howard, to approve the minutes of the regular meeting of September 2, 1992. The motion to approve the minutes passed unanimously. COMMITTEE AND LIAISON REPORTS - None JEWISH COUNCIL FOR YOUTH SERVICES, ROUTE 83 WEST OF THE LA SALLE BANK PROPERTY, REZONING TO THE OFFICE AND RESEARCH DISTRICT AND APPROVAL OF A SPECIAL USE AND PRELIMINARY PLAN FOR A CHILD CARE CENTER Moved by Commissioner Goldspiel, seconded by Commissioner Samuels, to approve the rezoning from the Residential Estate District to the Office and Research District, and to approve the Special Use and Preliminary Plan for a Child Care Center pursuant to Exhibits A through F presented at the public hearing, with a variation of Section 17.48. 010.F. 5 of the Zoning Ordinance to allow a north side yard of 12 feet; a variation of Section 16.50. 040.C.4 of the Development Ordinance to allow a cross slope on the stormwater detention areas of 1 percent (Commissioner Goldspiel noted that the requirement for underdrains in the stormwater storage areas is not being waived) , and Section 16.50. 040.D. of the Development Ordinance to allow the proposed building to be built within approximately 10 feet of the stormwater detention basin, subject to the following conditions: 1. Provision of a barrier island in the driveway to Route 83 to restrict the driveway to right-in, right-out turns; 2 . Provision of easements for sanitary sewer lines, with said easements being subject to approval by the Village Attorney and Village Engineer; Buffalo Grove Plan Comm-Special Meeting-Sept. 23, 1992-Page 2 u u I 3 . Provision of easements for ingress-egress from the JCYS site to Arlington Heights Road via the Christ Church of Long Grove and La Salle Bank properties. 4 . Provision of a sidewalk along Route 83 as depicted on the exhibits, with the JCYS bonding for or contributing cash for any segment not built as part of the initial development of the site; Commissioner Rhodes requested that stop signs be required at the two driveways to the site. The amendment was accepted as follows: 5. Provision of stop signs at the driveways to Route 83 and Arlington Heights Road. Commissioner Berman suggested that the motion include a requirement that a plan for the exterior lighting of the parking lot be provided. Chairman Silbernik said this requirement would be taken care of by the Appearance Commission, so it doesn't need to be added to the motion. Commissioner Goldspiel spoke in favor of the motion, commenting that the child care facility is needed in the community, there will be minimal impact on surrounding properties, and the zoning is in accordance with the Village's Comprehensive Plan. Commissioner Rhodes said he also supports the motion, noting that the developer's team had spent a lot of time developing a workable plan and coordinating the project with two villages. He said the facility will be an asset to the community. Commissioner Berman said he supports the motion as qualified with the various stipulations, and he also thinks the JCYS facility will be an asset to Buffalo Grove. Chairman Silbernik called for a vote on the motion. The vote was as follows: AYES: Goldspiel, Krug, Rhodes, Howard, Samuels, Berman, Silbernik NAYS: None ABSTAIN: None ABSENT: Rosenston, Genell The motion to approve the rezoning, Special Use and Preliminary Plan was approved by a vote of 7 to 0. Buffalo Grove Plan Comm-Special Meeting-Sept. 23, 1992-Page 3 VILLAGE OF BUFFALO GROVE FIRE STATION NO. 26, PROPOSED ADMINISTRATIVE ADDITION, BUSCH ROAD/HIGHLAND GROVE DRIVE - AMENDMENT OF A SPECIAL USE AND APPROVAL OF A PRELIMINARY PLAN -- WORKSHOP #1 Chief Allenspach introduced the development team for the project and reviewed the Special Use criteria of the Zoning Ordinance. He commented that the present administrative offices at Station No. 25 on Dundee Road are over-crowded, and Station No. 27 on Route 22 is too far north to be a good location for the Fire Department's administrative center. He said that Station No. 26 on Busch Road is a good location for the proposed administrative center because it is in the central part of the Village, and the site has area available for the proposed building addition and parking area. Chief Allenspach explained that as the Village has developed, the Fire Department has had to expand its personnel to provide adequate service. He said the increased administrative staff needs more space that is available at Station No. 25, and new space is also need for training programs. He noted that the proposed addition at Station No. 26 is an administrative facility with a classroom and a fitness room. He said it would not be accurate to call the building a training facility. He commented that Station No. 26 does not have adequate space in the existing building for training tests, so the Village Board room in the Village Hall has to be used for this purpose. This creates a deployment problem because if firefighters are called for emergencies while they are at Village Hall, they are not in the optimum situation for responding. Chief Allenspach commented that in addition to having area available for expansion, the Station No. 26 location would allow the staff to be near the equipment when it is necessary to respond to emergencies, even when training programs are in progress. He said that the Station No. 26 facility would make it possible to have training programs three times per week with firefighters from all three stations, without affecting emergency response capabilities. He noted that the proposed project would also include improvements to make the Station No. 26 facility compliant with the requirements of the Americans with Disabilities Act (ADA) . Chief Allenspach reviewed the floor plan of the proposed addition, noting the location of the administrative offices and the classroom. He said the addition would extend 100 feet west of the existing building, with a setback of 130 feet from Highland Grove Drive. He noted that a new parking area is planned south the building addition, and this area would have access via a new driveway to Highland Grove Drive. He commented that the site plan leaves a considerable amount of Buffalo Grove Plan Comm-Special Meeting-Sept. 23, 1992-Page 4 open space on the site. Chief Allenspach noted that berming would be used with landscaping to screen the building addition, the parking area and the recycling bin. He said the recycling bin will be re-located in the southwest area of the site, and it would not be any closer to the adjacent residential area than the current location. He explained that the driveway from Highland Grove Drive would serve traffic using the recycling bin, administrative personnel, and people coming to the site to use the training classroom. He said the driveway to Busch Road would continue to be used for emergency equipment and for services such as blood pressure checks. Chief Allenspach explained that the administrative staff coming to the site and using the Highland Grove Drive driveway would consist of 7 employees during the five day work week. He noted that some administrative staff will travel to and from the site several times during the day. He said the administrative offices will typically have 5 to 7 visitors per day. Chief Allenspach said the training classroom would accommodate up to 30 persons, and the Fire Department would host some meetings for personnel from other fire departments. Chief Allenspach stated that the Fire Department is trying to consider the neighbors in designing the site plan, and he noted that the Fire Department has always tried to be a "good neighbor" to adjacent residents. He said the Fire Department is planning to have an open house to explain the project to residents from the neighborhood, and the location of the proposed building addition and parking lot would be staked off to show how much of the site would be needed for the improvements. Mark Bruzan of KLLM Architects reviewed the site plan, noting that the one-story building addition would have a floor area of approximately 7, 000 square feet and would have a height about 14 feet above grade at the top of the walls. He said the overall site coverage the building, including the new addition, would be 9.4 percent, which is considered to be a minimal coverage ratio. He noted that the addition would be setback 130 feet from Highland Grove Drive and 95 feet Busch Road. Mr. Bruzan explained that the plan tries to create a green space buffer to screen the site from adjacent residential properties. He said that the grade on the site slopes up from Highland Grove Drive, and 2 to 3-foot high berms would be used as part of the landscape screen. He noted that existing trees and shrubs on the site would generally remain, and new landscaping material would be used to create the landscaped screens on the edges of the site. Buffalo Grove Plan Comm-Special Meeting-Sept. 23, 1992-Page 5 Mr. Bruzan presented a perspective sketch of the site showing the view from the southwest. He explained that the materials on the existing building will be used on the addition. These materials include brown brick and drivit for the fascia. He said that the roof-top mechanical equipment would be screened with tan soffit material. He noted that the materials used on the addition including wood frame windows and brick walls are residential materials that will be in harmony with the adjacent neighborhood. Commissioner Goldspiel said he is concerned about the size and layout of the new parking area. He asked if access through the new parking area into the existing parking area is needed for the emergency equipment. Chief Allenspach said that emergency equipment would usually use the Busch Road driveway, and the access to Highland Grove Drive would not typically be used for this equipment. Commissioner Goldspiel inquired about who uses the existing parking in the rear of the Fire Station. Chief Allenspach said the parking is used by 6 to 8 firefighters plus one or two staff vehicles. He explained that when a shift change occurs parking is needed for the firefighters on both shifts. Commissioner Goldspiel asked if the firefighting vehicles are serviced on site. Chief Allenspach said the equipment is taken to the Village's Public Service Center garage for service. Commissioner Goldspiel inquired if additional building space could be made available on the site if some of the equipment were moved to other facilities. Chief Allenspach said the equipment needs to be kept on site so that it is available for immediate use when emergency calls have to answered. Commissioner Goldspiel commented that the proposed classroom is quite large. Mr. Bruzan said the classroom will have dimensions of 34 by 50 feet, and this is the area needed for the various programs that the Fire Department will conduct in the facility. Commissioner Goldspiel asked how many people will be at the administrative center and classroom at one time. Chief Allenspach said on duty companies would be the main Buffalo Grove Plan Comm-Special Meeting-Sept. 23, 1992-Page 6 participants at training sessions, and this would be 15 firefighters, and possibly up to 19 people if other departments such as the Vernon Fire District are also receiving training. He noted that approximately twice a year the Buffalo Grove Fire Department would host meetings for 20 to 25 fire chiefs from various departments in the area. Also, special classes would be conducted occasionally when up to 25 people might be at the classroom. Commissioner Goldspiel asked why 33 more parking spaces are needed at the site. Chief Allenspach said the existing parking lot is needed for firefighters, including shift changes. This parking area will not be available for use by the administrative office staff. Commissioner Goldspiel said that based on the number of people using the administrative offices and classroom, it does not appear that 33 new spaces are needed. He commented that some of the spaces would only be used occasionally when larger meetings are conducted. He noted that fire stations are a unique type of use, and the parking standard in the Zoning Ordinance for governmental services may not be the best standard to use for the fire station facility. Chief Allenspach said parking is needed on the site to adequately handle a number of uses such as meetings and CPR classes. Commissioner Goldspiel inquired how many spaces would be needed if the 2 to 4 larger meetings per year described by the Fire Chief were discounted from the parking demand analysis. Chief Allenspach said 10 spaces are needed for the administrative staff, handicapped spaces have to be provided, and 5 additional spaces are needed to accommodate people who come for staff meetings. In total, 18 spaces will be needed for typical use at the administrative center. He said when CPR classes are held, up to 27 spaces will be needed for the administrative/classroom facility. Commissioner Goldspiel said the one-way driveway connecting the existing parking lot and the new lot should be widened to permit space for two-way traffic. He commented that the overall design of the parking area is very poor, and the traffic flow pattern is not good. Chief Allenspach said the purpose of the one-way driveway between the two parking areas is to keep the public out of the existing parking lot that is needed for firefighters. Buffalo Grove Plan Comm-Special Meeting-Sept. 23, 1992-Page g 7 Commissioner Goldspiel asked if it is necessary for the site to have access to Highland Grove Drive. Chief Allenspach said that 20 to 25 cars per day come to the site to deposit items in the recycling bin. He commented that access from Highland Grove Drive would be better for this traffic than the Busch Road driveway because it would not interfere with Fire Department operations. He said that for example, sometimes fire hoses are laid out on the existing parking lot and people accidentally drive over them, which ruins the hoses. Chairman Silbernik said that it is understandable that the Fire Department needs to restrict the existing parking area to use by only firefighters. Commissioner Goldspiel says the new parking lot wastes space, has a bad design and has a poor traffic circulation pattern. He commented that the proposed 15-foot wide driveway between the two parking areas is too small and will be a safety hazard for traffic moving between the two lots. Commissioner Krug asked if the handicapped parking space in the turnaround area north of the Fire Station bay doors will interfere with the movement of equipment. Mr. Bruzan said this handicapped space will be removed from the turnaround and be relocated elsewhere on the site. Commissioner Krug asked why a recycling bin is needed on the site. Chief Allenspach said the recycling bin primarily serves residents of multi-family units which are not included in the Village's residential curbside pick-up program. Commissioner Rhodes commented that the 33 spaces proposed for the new parking area is acceptable, but he said a re-design of the parking lot should be considered. Commissioner Samuels inquired if the site has existing stormwater detention facilities. Mr. Pfeil said there is no on-site detention basin, but the Village Engineer has indicated that the site is adequately served by storm sewers that take water from the site to the Highlands detention facility on the west side of Weiland Road south of Busch Road. Commissioner Samuels asked if the building addition will include a basement. Buffalo Grove Plan Comm-Special Meeting-Sept. 23, 1992-Page 8 Chief Allenspach said a basement is not part of the plan because of cost constraints. Commissioner Samuels suggested that a shared parking concept should be considered for the site, and this would probably reduce the amount of new parking that needs to be added to the site. Chief Allenspach said shared parking is not appropriate for the site because the existing parking area has to be kept available for emergencies when more than one shift of firefighters reports to the station. Commissioner Berman said that the proposed 33 spaces may be acceptable, but he wants to hear from adjacent residents concerning the proposed plan. Chairman Silbernik said he has had experience in working for a fire department, and fire station space was used for various community purposes. He said the new parking area is needed to handle the different types of uses that will occur at the site, access to the existing parking area could be restricted to prevent any traffic hazards in the one-way driveway. He suggested that as an alternative the two parking lots could separated. He noted that the site plan maintains a considerable amount of green space on the west side of the property. Chief Allenspach said the idea of having no connection between the two parking lots would have some functional limitations and cause deployment problems if firefighters were out on Busch Road when an emergency call was received. Trustee Braiman said the Village Board has not discussed the land plan because most of the Board's attention has focused on financing the facility, but he has several observations he would like the Plan Commission to consider. He said he is concerned about the number of new parking spaces being proposed, and he thinks it will be too much blacktop. He suggested that the new parking area could be put north or west of the building addition. Putting the parking in this area of the site would have less impact on adjacent residential areas, and it would not be detrimental to Busch Road, which is an arterial street. He suggested that if the building addition had a basement, a smaller footprint would be possible, and this would keep more of the site open. He suggested that the recycling bin be moved from the site, possibly to one of School District 102 's sites. Chief Allenspach said the Fire Department originally preferred putting the new parking area on the northwest portion of the site, but he thought residents had expressed Buffalo Grove Plan Comm-Special Meeting-Sept. 23, 1992-Page 9 disfavor with this location. Mr. Bruzan said putting the parking to the side or front of the addition would mean that the parking lot will have two dead-ends rather than circular flow through pattern for traffic circulation. Russell Conda, 4 E. Canterbury Lane, said that putting the new parking area in front of the addition would be a better design, and the current proposed parking lot design is poor. Elizabeth Pings, 8 E. Canterbury Lane, said the Fire Department at Station No. 26 has been a good neighbor, but the proposed parking lot design is not good. She commented that children use the fire station site as a playing field, and this would be disrupted by the plan. She said the recycling bin is an eyesore, and it should be moved to some other location such as the Jewel/Osco shopping center where it would be more accessible to people. Dick Tepper, 28 E. Canterbury Lane, said the proposed parking area should be moved to the northwest part of the site, and a sidewalk could be used to connect the existing and new parking lots. Commissioner Goldspiel suggested that the parking supply at the Fire Station should be studied, and the demand for new spaces should be analyzed. He said it appears that the new parking lot should be reduced in size and be placed west of the building addition. Chief Allenspach said that the size of the new parking area could possibly be reduced if parking was added along the existing driveway from Busch Road. Chairman Silbernik said an additional workshop would be needed for this project, and he directed the staff to schedule a second workshop. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil said that the October 7th meeting would be cancelled as directed by the Commission, and the next available meeting date would be October 14th. Several Commissioners indicated that they would not be available on this date, and Mr. Pfeil was directed to determine if there would be a quorum, or if the next meeting should be scheduled for October 21st. Buffalo Grove Plan Comm-Special Meeting-Sept. 23, 1992-Page 10 PUBLIC COMMENTS AND OUESTIONS None STAFF REPORT - None NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Samuels, and carried unanimously to adjourn. Chairman Silbernik adjourned the meeting at 10:50 P.M. Respectfully submitted, v it- . f Robert E. Pfeil, ll age Planner APPROV • MARTIN SILBERNIK, Chairman Buffalo Grove Plan Comm-Special Meeting-Sept. 23, 1992-Page 11