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