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
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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
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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.
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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
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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