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1991-09-04 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION September 4, 1991 Abbott Contractors - Proposed Annexation With B-i Zoning and Preliminary Plan for a Children's Daycare Building and a Professional Office Building, Southeast Corner of Busch Road/Route 83 Deerfield Bakery -- Final Plat Chairman Silbernik called the meeting to order at 7:30 p.m. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Silbernik Mr. Krug Mr. Goldspiel Mr. Rhodes Mr. Charlette Ms. Howard Mr. Samuels Ms. Geneli Commissioners absent: Mr. Rosenston Also present: George D. Maurides, Bischoff Maurides & Swabowski Ltd. John J. Pezl, CE Design, Ltd. John J. Zimmermann, CE Design, Ltd. Dean W. Kelley, Abbott Land & Investment Mike Vondra, Abbott Land & Investment Laura Daniel, Children's World Jeff Braiman, Village Trustee Robert Pfeil, Village Planner APPROVAL OF MINUTES - None COMMITTEE AND LIAISON REPORTS Commissioner Goldspiel reported on the Village Board meeting of September 3 , 1991, stating that the Board had discussed the request by the Bills Youth Football Association to install loudspeakers at Emmerich East Park. The Board referred this matter to the Plan Commission for a public hearing. Buffalo Grove Plan Comm-Regular Meeting-September 4, 1991-Page 1 a Commissioner Rhodes stated that the Buffalo Grove Park District should have been required to go through a public hearing when the new Emmerich East Park concession building was enlarged, but the Village Board had handled this matter instead of referring it to the Plan Commission. Commissioner Krug noted that the Bills have been considerate of the neighborhood and that a test run of the loudspeakers was to be held and opinions solicited from people in the area. Commissioner Goldspiel further stated that the Village Board had discussed various residential developments that had been approved and built that residents are now complaining of various problems concerning possible code violations and problems with quality. He noted that Oak Park's policy may be apropos in which a separate escrow account is set up to deal with such problems. He also noted that an ordinance dealing with such problems might be a good idea. Commissioner Goldspiel also noted that the Board had completed discussion of the Stone Creek annexation agreement and reached a compromise with the DeGrazia Company concerning the developer's obligations for constructing and paying for improvements to Buffalo Grove Road between Route 83 and Hidden Lake Drive. Commissioner Goldspiel indicated that the townhome development `.. proposed by Red Seal Development for the Perillo property at Route 83 and Bank Lane was referred to the Plan Commission. ABBOTT CONTRACTORS - PROPOSED ANNEXATION WITH Bi ZONING AND PRELIMINARY PLAN FOR A CHILDREN'S DAYCARE BUILDING AND A PROFESSIONAL OFFICE BUILDING SOUTHEAST CORNER OF BUSCH ROAD AND ROUTE 83 -- WORKSHOP #2 Mr. Maurides presented a revised site plan dated August 28, 1991. He noted that the revised plan proposes two separate buildings, and the office building is proposed as two stories with a total floor area of 8, 000 square feet. He commented that the revisions try to incorporate the Plan Commission's suggestions at the previous workshop to increase the amount of green space on the plan and to improve traffic circulation. The stormwater detention area has been relocated to the western edge of the site, and this also helps provide a more attractive appearance for the site. Mr. Maurides stated that they had not as yet redesigned the proposed building elevations, but that they were aware of the Plan Commissions' desire that the buildings fit into the character of the residential area surrounding the parcel. He noted that two other alternate site plans have also been brought to workshop in Buffalo Grove Plan Comm-Regular Meeting-September 4, 1991-Page 2 response to comments from Ken Carmignani, the Village's traffic consultant. Mike Vondra stated that since the Plan Commission did not favor a combined building for professional offices and a children's daycare center, they had separated the two buildings. He commented that Children's World does not need the entire site, and in fact could not afford to locate on the property if the entire site had to be used only for the daycare operation. He noted that the tree survey had been used to locate the proposed buildings so that three sizable tree configurations would be saved. He said the revised plan tries to direct traffic on the site and to avoid stacking of vehicles at the entrance from Busch Road. He noted that parking for the daycare staff would be in the parking area north of the building. He indicated that information provided by Children's World from one of its existing daycare centers shows that the pattern of dropping off and picking up children will not conflict with traffic from the proposed office building. Mr. Vondra noted that there would now be sufficient space at the Children's World building for its staff as well as parents dropping off children. He also noted that additional space would be available at the professional building, if necessary, for any overflow traffic. Commissioner Charlette expressed his concern at the future projections of traffic on Busch Road and Route 83 and its proximity to the daycare building. Commissioner Goldspiel expressed his concern on the stacking issue and some drivers' lack of attention to posted signs regarding ingress and egress. He stated this may be a problem with some parents trying to reach the daycare center as quickly as possible. Commissioner Samuels suggested that there be two lanes of traffic outbound in light of the heavy traffic projections. Commissioner Goldspiel noted that the setback on the south property line may be inadequate, and the plan indicates that the dumpster would be in a required setback area. He commented that although the revised site plan has problems, with more revisions an accept- able plan could be developed. Commissioner Samuels stated that he was pleased to see the added green space and that trees will be saved. However, he expressed concern that there is not adequate space between the stormwater detention area and the office building. Buffalo Grove Plan Comm-Regular Meeting-September 4, 1991-Page 3 Mr. Maurides stated that the developer would be requesting " a variation of the Village's Development Ordinance standard concerning the proximity of the office building to the high- water level of the detention area. Commissioner Charlette noted his desire to see even more green space. He noted that the site plan places most of the parking near the daycare building although the office building would have a higher parking demand. He commented that cars going to the daycare center will have to drive all the way through the site to get to the building. Mr. Vondra noted that the revised plan increases green space to 45 percent of the site area, and that a good landscaping plan will be developed. Commissioner Charlette inquired if there are sufficient turning areas for cars and buses. Mr. Zimmerman stated that all turn lanes have sufficient space for buses as well as cars. Ms. Howard commented that there needs to be some type of barrier to ensure that traffic will circulate properly through the site. Mr. Vondra said wheel stops could be used to define the traffic circulation pattern and to prevent vehicles from short-cutting through unoccupied parking spaces. Commissioner Silbernik asked for clarification concerning the "dropping off" of children at the daycare building. He noted that most daycare centers require the parent to enter the building and sign a child in for the day. Mr. Maurides stated that in some cases older children are not signed in. He indicated that most children are required to be signed in by a parent, and he presented a log from one of Children World's existing centers showing the number of arrivals and departures in one-half hour time periods for the morning and evening hours. Commissioner Goldspiel asked if the data concerning arrivals and departures is based on a center of the same building size and number of children as the center being proposed in Buffalo Grove. Mr. Maurides indicated that the data is for a smaller enrollment of approximately 122 children; the proposed Buffalo Grove center is planned to accommodate 145 children. He said the information is Buffalo Grove Plan Comm-Regular Meeting-September 4, 1991-Page 4 only meant to be a general representation of the typical distribu- tion of trips to and from the daycare center. Commissioner Goldspiel inquired if the office building would have an elevator. �..i Mr. Vondra noted that an elevator would be used in the office building in light of the new handicapped accessibility requirements. Mr. Vondra presented Alternate Plan #2 to illustrate how traffic circulation could be improved on the site. He noted that Ken Carmignani, the Village's traffic consultant believes the first plan presented at this workshop presents problems because traffic could exit the site back through the entrance driveway at Busch Road. Plan #2 uses 60-degree angle parking south of the Busch Road driveway to create a one-way traffic flow through the site. Commissioner Samuels inquired if there was adequate space between the angle parking rows for backing out. Mr. Pfeil stated that the Village's Zoning Ordinance defines standards for parking spaces and access aisle widths. Mr. Zimmerman noted that both the configuration and angled parking ..,. comply with the Village Zoning Ordinance. Commissioner Samuels noted the shopping center at the corner of Busch Road and Weiland Road is an example of angle parking which may have been built to code but is inadequate in handling vehicle movements on the site. Mr. Vondra stated that they have the flexibility to shift the office building and add aisle width to the parking lot if necessary. Mr. Zimmerman noted that the dumpster area would be 25 feet in length and would allow a garbage truck to back up to the dumpster area so that the dumpster could be wheeled over to the garbage trucks. Commissioner Charlette inquired about snow plowing and snow storage. Mr. Vondra stated that if snow gets beyond a manageable level, they would load the snow onto trucks and move it out. Commissioner Samuels commented that the proposed exit driveway Buffalo Grove Plan Comm-Regular Meeting-September 4, 1991-Page 5 would not work because it provides only one traffic lane. He noted that cars turning left to exit the site will block all other cars trying to go straight or turn right. He said that although the revised plans solve some of the site planning issues, he is still concerned with the amount of development being proposed for the property, and he certainly doesn't want to see a marginal parking design for the site. He said the proposal for two uses on the site is still a problem in his opinion. Commissioner Samuels inquired if a design for the professional building has been developed. Mr. Vondra stated that they do not want to do actual building designs until they believe the Plan Commission is prepared to approve a site plan. Commissioner Samuels noted that this is a highly visible site and he would like to see some creativity put into the design of the professional building. Mr. Vondra stated that he would like to coordinate the office and the daycare buildings in terms of appearance, and he understands the Commission's concerns with aesthetics at this location. Commissioner Howard inquired if there would be screening for the area facing the parking lot. She expressed concern about the north parking lot being visible from Busch Road. Ms. Howard also said she is concerned with the height of the two-story office building because the offices may look right into bedrooms and kitchens of' residences to the north. She said screening adjacent to the Park District property also has to be adequately addressed. Mr. Vondra stated that there would be a landscaping budget that would provide a very attractive appearance for the site, and parking areas will be screened. Mr. Vondra stated that there is an Alternate Plan #3 dated August 27, 1991 that addresses some of the Plan Commission's concerns. This plan locates the parking area for the daycare center at the rear of the building, facing the park. He noted, however, that the playground is shifted to the east side of the building, which is not the design preferred by Children's World because they would like the playground to be closer to the Park District property south of the building away from Busch Road. Commissioner Goldspiel noted that this plan does solve some of the parking and stacking problems facing the other two plans. He asked for more information concerning the size of the daycare staff and Buffalo Grove Plan Comm-Regular Meeting-September 4, 1991-Page 6 an indication from the daycare operator that the proposed parking would be adequate to handle the demand. Ms. Daniel stated that the daycare center would have twenty staff workers at the maximum, and a twelve-person staff would be the most common situation. Commissioner Silbernik commented that there would not be enough parking spaces for the daycare staff, parents and professional building tenants during the peak evening pick up period for the daycare center. He noted that there may be 35 cars needing parking spaces near the daycare building when parents arrive to pick up their children because each car would need to park for approximately ten minutes. In addition to this, the office building will have a parking demand, so there may be inadequate parking overall on the site. Mr. Vondra replied that everyone would have to arrive on the site at the exact same time in order to create a problem of this kind. Mr. Pfeil stated the site has adequate parking in terms of the Zoning Ordinance standards, but parking at peak times could present a problem if the parking lot and circulation aren't carefully designed. He verified that the Village's parking standards are based on gross building floor area, not net usable space. Commissioner Silbernik stated that even with 33 parking spaces for the office building and 27 parking spaces for the daycare center, it would be a very tight squeeze. He noted that even if this number of spaces is up to code, the utilization at this site would still make this a tight situation. Mr. Vondra stated that he is willing to make adjustments and that the building could be moved around somewhat and wrap around parking could be installed, however, this would cut down on the green space. Commissioner Goldspiel noted his confidence in the Village's ordinance concerning the parking required for the proposed uses. Mr. Pfeil stated that the ordinance calls for two spaces per 1, 000 square feet of building area for a daycare center. He stated that it is possible that this standard may be slightly lower than what a large daycare facility use may actually need in peak traffic periods. He indicated that he would review standards used by other communities and advise the Plan Commission of his findings. He commented that the traffic circulation system is a bigger problem for this site than the number of parking spaces. Buffalo Grove Plan Comm-Regular Meeting-September 4, 1991-Page 7 Mr. Vondra stated that they have addressed Mr. Carmignani's concerns regarding traffic flow as well as the green space issue and the proposed parking meets the Village's ordinance. He noted that Children World has many facilities, and the typical layout is a one acre site and 25 parking spaces for a 7,200 square foot building. Commissioner Rhodes stated that he did not want any green space sacrificed. He stated that if parking in this plan meets with the code then that is all that can be expected. He also noted his continued concern with both a daycare facility and office building sharing the site. He said he is concerned that if parking areas are too close to the playground, children will be exposed to exhaust fumes from vehicles. He said he would prefer to see more details about the site plan and the proposed building elevations at another workshop before a public hearing is held. Commissioner Samuels stated that if Children's World usually requires a one-acre site, then only about one-half of an acre is available on this site for the proposed office. He said he does not think one-half of an acre is large enough to support an office of 7,200 square feet as the developer is proposing. He said that overall, the site plan as proposed with two uses does not work. Mr. Vondra noted that Children's World actually only needs 40,000 square feet of site area, not a full acre. He commented that the professional building in essence is buying down some of the costs for Children's World and therefore making it feasible for them to build a daycare facility. He noted that Buffalo Grove is a very expensive town to build in. Mr. Charlette stated that in defense of the Village's parking standards, he has never seen any problem at the Rainbow Path daycare facility in the Strathmore shopping center; Rainbow Path is similar in size to the proposed daycare building. Commissioner Genell stated she does not feel this site is the proper place for the proposed plan because of congestion and traffic circulation problems. In addition, the mixed office and child daycare use is a concern to her. She also noted that although the proposed plan for the daycare facility indicates that 145 children would be enrolled, the State would allow them to have 228 children. This would further aggravate an already congested traffic and parking problem. She also noted concerns regarding the stormwater detention area which have not been fully addressed. Buffalo Grove Plan Comm-Regular Meeting-September 4, 1991-Page 8 Commissioner Goldspiel stated that he has been impressed by the various comments made by Commissioners Samuels, Genell and Charlette concerning traffic circulation and parking problems. He further stated that plans #1 and #2 presented at tonight's workshop are unacceptable due to traffic flow and congestion problems. He indicated that the best plan is Plan #3 presented tonight which has the parking at the rear of the building facing the Park District's property. He commented that this plan has merit and with the proper refinements it may be acceptable. He noted that Plan #3 does not have angle parking, and this raises the issue of how to control traffic circulation on the site. Commissioner Krug noted his agreement with Commissioner Goldspiel regarding Plan #3. He said the driveway would need to be re- configured to have one lane in and two lanes out, and a one-way traffic circulation pattern would probably need to be used. He also stated that a fence along Busch Road might be a good idea. Commissioner Samuels stated it would be much better to have the playground abutting the Park District's property. Plan #3 moves the playground area from the south side of the site so it will abut the Park District's property only on the east instead of on the east and south. Mr. Vondra noted that the playground does still face the park but he agreed that the other plans provided a larger area of contiguity with the Park District's property. Trustee Braiman suggested that the developer buy a strip of land from the Park District in order to increase the size of the site and provide a better buffer for the playground. Mr. Vondra stated that the Park District is not pleased with the idea of a parking lot facing their property. He agreed that Trus- tee Braiman's suggestion has merit. Chairman Silbernik asked for a polling to determine if the Plan Commission supports Plan #1 or Plan #2. Commissioner Goldspiel verified that Plan #2 includes an office building of 7,200 square feet and uses angle parking. The vote on the polling was as follows: Plan #1: None Plan #2: Krug, Rhodes, Howard, Samuels, Genell, Charlette, Silbernik Commissioner Goldspiel stated that he has no preference between Buffalo Grove Plan Comm-Regular Meeting-September 4, 1991-Page 9 .... Plans #1 and #2 . Commissioners Samuels and Howard concurred that although they prefer Plan #2 over #1, the plan needs to have wider parking aisles. Chairman Silbernik asked for another polling to determine if the Plan Commission supports Plan #2 as compared to Plan #3. The vote on the polling was as follows: Plan #2: Samuels Plan #3 : Goldspiel, Krug, Rhodes, Howard, Genell, Charlette, Silbernik Commissioner Silbernik commented that he is still concerned about the proposal for two uses on the property. Commissioner Samuels said he is concerned about the marketability of the office building because the parking will be relatively remote. Mr. Maurides said the parking closest to the office building will be reserved for office tenants and visitors, and this will ..� be controlled through lease provisions. He said employees of Children's World would probably be required to park in the area south of the daycare building. Commissioner Howard commented that although she voted for Plan #3, this is conditioned on sufficient landscaping and berming being provided on the final plan. Commissioner Goldspiel stated that this site has been planned as single family residential on the Village's Comprehensive Plan. The site is part of a large triangular area that includes the Didier property and the Schwennesen property. Since most of this area has been acquired by the Park District, the remaining site owned by Abbott cannot feasibly be used for single family development. He said the uses proposed by Abbott are reasonable and will not create a commercial node. He commented that the proposed child daycare and small office uses will be assets to the neighborhood. He indicated that he supports the concept of two uses on the property. He commented that Plan #3 has some traffic problems, but he thinks these problems can be resolved. Commissioner Rhodes stated that this site is a pivotal location in the Village. He commended the efforts made by the developer Buffalo Grove Plan Comm-Regular Meeting-September 4, 1991-Page 10 to address the Commission's concerns regarding green space and the separation of the two buildings, and he noted that the present plan if properly revised will result in a development that can blend in nicely with the neighborhood. He said the office building and daycare building need to be coordinated and compatible concerning their respective design and appearance. Commissioner Krug noted that he favors Plan #3 because it opens up the site. He said he is concerned about the driveway to Busch Road, and he indicated that the plan should provide two lanes for traffic exiting the site. Mr. Pfeil stated that the Village's Fire Chief has indicated that it will be necessary to have a fire hydrant on the site. The Fire Department has also indicated that large fire vehicles will not be able to maneuver in the parking area adjacent to the north or south side of the daycare building, so it is important that the fire hydrant on the site be properly located for good accessibility to the buildings. Commissioner Howard stated that this is the best use of the site compared to other uses that are permitted in the B-1 zoning district. She repeated her concerns with a two-story office building overlooking the adjacent residential area, and she indicated that trees near the proposed office site should be saved. Commissioner Genell stated that Abbott should speak to the Park District to make sure the site plan is acceptable to the District. Chairman Silbernik stated that Plan #3 with some adjustments was the preferred choice of the Plan Commission. He noted that special attention should be paid to the stormwater detention area, tree roots near the building areas, the overall height of the two story professional building, design compatibility with the rest of the neighborhood, two lanes for traffic exiting the site, and adequate parking aisles, particularly if angle parking is proposed. He noted that the developer needs to provide information concerning the appearance of the proposed buildings. Chairman Silbernik said it is the consensus of the Plan Commission that an additional workshop is needed to review the revised plan and design of the buildings. DEERFIELD BAKERY -- FINAL PLAT Motion by Commissioner Rhodes, seconded by Commissioner Samuels to recommend approval to the Village Board of the Plat dated August 23, 1991. Buffalo Grove Plan Comm-Regular Meeting-September 4, 1991-Page 11 V Commissioner Goldspiel said he has a number of questions about bearings, angles, and chords on the plat that need to be verified. Mr. Pfeil said he would ask the Village Engineer to verify that all angles and bearings are correct, and that the plat has proper closure. Mr. Pfeil also stated that the Village Attorney recom- mends language be added to the plat stating that the Village will require an access easement on the property subject to condi- tions set forth in the approved annexation agreement. Mr. Rhodes amended the motion to include Commissioner Goldspiel's comments that angles, bearings, and plat closure need to be verified, and to include the Village Attorney's recommendation concerning the 'access easement. The amended motion was seconded by Mr. Samuels, and the motion passed with the following vote: AYES: Goldspiel, Krug, Charlette, Rhodes, Howard, Genell NAYES: None ABSTAIN: None ABSENT: Rosenston The motion carried 6 to 0. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil noted there would be no meeting on September llth or September 18th but there is a special meeting scheduled for September 19, 1991 on the Comprehensive Plan. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS Commissioner Rhodes stated he would like to see some recognition of the Plan Commission's work for the new post office building, and he suggested that the Commissioner's names be included on the dedication plaque. `/ Commissioner Goldspiel stated he had been asked by a resident to address the issue of the Police Department's address. The Police building is actually located on Church street but its official address is Raupp Boulevard. This is very confusing for some people and is a situation that needs to be corrected. He suggested that better street identification and improved directional signs be Buffalo Grove Plan Comm-Regular Meeting-September 4, 1991-Page 12 considered by the Village. One possibility is to rename Church Street to Raupp Boulevard. Moved by Commissioner Charlette, seconded by Commissioner Howard and unanimously carried to adjourn, Chairman Silbernik adjourned the meeting at 10:00 p.m. Resp fully su itted, Fay Rubin, Recording Secretary APPROVED . MAR IN SILBERNIK, Chairman Buffalo Grove Plan Comm-Regular Meeting-September 4, 1991-Page 13