1991-11-06 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
November 6, 1991
Abbott Contractors, Child Daycare Facility and
Office Building
Reservoir and Pumphouse No. 2 Expansion
ABBOTT CONTRACTORS, CHILD DAYCARE FACILITY AND OFFICE
BUILDING
Chairman Silbernik called the meeting to order at 7:30 p.m.
and read the Notice of Public Hearing as published in the
Buffalo Grove Daily Herald, explained the format for the
meeting, and swore in persons who were giving testimony at
the public hearing.
Commissioners present: Chairman Silbernik
Mr. Goldspiel
Mr. Krug
Mr. Rhodes
Ms. Howard
Mr. Rosenston
Mr. Charlette
Ms. Genell
Mr. Samuels
Also present: Mr. William Raysa, Village Attorney
Mr. Richard Kuenkler, Village Engineer
Mr. Ken Carmignani, Village Traffic
Consultant
Mr. Gregory Boysen, Director of Public
Works
Mr. Robert E. Pfeil, Village Planner
Mr. George Maurides, Bischoff Maurides
& Swabowski Ltd.
Ms. Karen S. King, Children's World
Mr. Dean Kelley, Abbott Land &
Investment
Mr. Bruce A. Jacobs, Strand Associates
Mr. John Zimmerman, CE Design, Ltd.
Mr. George Maurides stated that he is the attorney for the
petitioner, and he indicated that the following exhibits
Buffalo Grove Plan Commission-Public Hearing-Nov 6, 1991-Page 1
would be presented during the hearing:
1. Preliminary Plan dated October 21, 1991
1A. Color site plan dated November 1, 1991
2 . Conceptual landscape plan dated October 5, 1991
3 . Elevation of daycare building
4. Elevation of office building
5. Preliminary Engineering Plan dated October 21, 1991
Mr. Maurides stated that the petitioner is seeking annexation
with B-1 zoning for the site which is a parcel of 1. 6 acres
at the southeast corner of Busch Road and Route 83 . He
stated that a variation of the Development Ordinance is being
requested concerning the distance of the stormwater detention
pond from the office building. He stated the plan proposes a
one-story child care facility of approximately 7, 728 square
feet and a two-story professional building of approximately
7, 346 square feet. He noted that there are 65 parking spaces
provided and that the parking area east of the office
building uses 60 degree angle spaces to establish a one-way
traffic circulation pattern on the site from the Busch Road
driveway. He said the parking aisle width for the angle
parking would exceed the Village's minimum standard. He
further stated that the proposed uses for the property would
be limited to schools, an art gallery and an animal hospital
in addition to the proposed child care and office uses. He
stated that these uses would blend in well with the
surrounding area and would not require more parking spaces
than what is being proposed on the current plan, nor would
these uses have the parking demand or traffic impact of a
retail development.
Mr. Maurides stated that if any other uses are desired, the
petitioner would request such uses from the Village and apply
for the appropriate approval. He noted that some uses would
possibly be uses that are listed as permitted uses in the B-1
section of the Village's Zoning Ordinance, and some uses may
be listed as special uses in the Zoning Ordinance.
Mr. Maurides stated that the entrance drive on Busch Road
serving the development would align with Brandywyn Lane and
would be one way into the site, with the exit lanes being
separated with a barrier island. He said the island would be
Buffalo Grove Plan Commission-Public Hearing-Nov 6, 1991-Page 2
fully landscaped. He commented that the Buffalo Grove Park
District is requesting berming rather than fencing to
separate the south and east sides of the petitioner's site
from the Park District's property. He also noted that they
would save three of the large trees on the site. The daycare
facility would be located on the east side of the site. The
professional building elevation shows that there will not be
a flat roof design and that the design is of a residential
character to blend in nicely with the surrounding area.
Mr. Maurides noted that parking for Childrens ' World
employees would be located at the south side of the building.
He said the playground area for the daycare center would be
to the north and east of the building. He stated that right-
of-way has now been indicated on the plan on Busch Road and
Route 83 to be consistent with Village and Illinois
Department of Transportation (IDOT) plans for the widening of
these roads.
Mr. Zimmerman discussed the engineering plan which shows
existing utilities surrounding the property on the north and
northwest side and the stormwater detention basin at the
northwest corner of the site.
Commissioner Goldspiel asked how deep the detention basin
water level would be, and if the highwater level would be
lower than any other point on the property.
Mr. Zimmerman stated the maximum depth would be three feet
because a 48-inch diameter storm sewer would also be used on
the site, and this sewer would provide 45 percent of the
required water storage for the property. He stated that the
high water level of the detention basin would be three feet,
and that any overflow would go to the swale along Route 83 ,
so the parking lot would not be used for stormw_ ater deten-
tion.
Commissioner Goldspiel asked Mr. Kuenkler if the proposed
plans for improvements to Route 83 would affect the proposed
drainage plan for the petitioner's site, particularly
concerning the drainage swales.
Mr. Kuenkler stated that the petitioner's engineering plan
will work, and that the proposed plans for Route 83 will not
affect the drainage plan for the site.
Commissioner Goldspiel noted that he does not feel that an
animal hospital would work as a permitted use for the site
Gov Commission-PublicHearing-Nov 19
91-Page Grove Plan Hear q 6, 1991 Page 3
because the buildings are not designed for this type of use,
and an animal hospital would not be a compatible land use for
adjacent properties in the area.
Mr. Maurides stated that any lease on the professional
building would be for 15 years and it would only be after
this time that the question of another use would come up.
He commented that he tends to agree with Commissioner
Goldspiel's opinion that an animal hospital would not be
an appropriate use for the property. He said that other
quasi-retail uses such as an optician's facility might work
very well at the site.
Commissioner Krug asked if the parking lot would be used for
stormwater detention.
Mr. Zimmerman stated that the parking lot would not be used
for detention.
Commissioner Krug inquired if there would be a fence in the
eastern area of the Children's World playground separating
the older children from the younger children.
Mr. Maurides stated the fencing would separate the different
age groups.
Commissioner Krug asked how the children would get to any
future Park District facility.
Ms. King stated that if there is a walking path, the children
would use the path to reach the Park District property.
Commissioner Krug inquired if the trash dumpster would be
enclosed.
Mr. Maurides stated that they would abide by whatever is
required by ordinance.
Commissioner Krug asked if it would perhaps be necessary to
have locked gates for the dumpster enclosure.
Mr. Pfeil stated that he would check on that requirement.
Mr. Maurides stated that if locked gates are required, they
would certainly provide same.
Commissioner Krug asked what would be the height of the two
story building.
Buffalo Grove Plan Commission-Public Hearing-Nov 6, 1991-Page 4
Mr. Kelley stated that he does not know the exact proposed
height.
Commissioner Rhodes questioned how the Plan Commission could
make a recommendation on a plan not knowing the height of the
proposed buildings.
Chairman Silbernik noted that the concern regarding the
height of the office building is due to the fact that the
building might be higher than the surrounding homes.
Mr. Maurides stated that basically the building would be a
typical two story residential building height.
Mr. Pfeil stated that the ordinance allows for a 35 foot
height in the B-1 District.
Commissioner Howard asked if the sidewalk on the south side
of the Children's World building is inside of the fence.
Ms. King stated that the sidewalk is inside the fence.
Mr. Maurides stated that there is a door in the building
adjacent to the fence, and children would be walked out to
the play area through that door.
Commissioner Howard inquired about the number of employees
who would be at the daycare center at one time, the arrival
hours of employees, and the location of parking for
employees.
Ms. King indicated that the staff begins to arrive at 6: 00
a.m. , and the number of employees would be between 12 to 15
persons during the peak time of the day. Employees would park
in the parking lot south of the Children's World building.
Commissioner Rosenston stated that he concurs that an animal
hospital is not an appropriate use for the property. He
further agreed that the dumpster needs to be gated and locked
due to its proximity to the Park District land. He further
noted his continued concern with the dead end parking lot on
the south side of the Children's World building as well as
his concern with the lack of a sidewalk on the south side of
that parking area which means that people would need to walk
in the parking lot to get to the building. He stated he
would like to see a sidewalk there if it is at all possible.
Buffalo Grove Plan Commission-Public Hearing-Nov 6, 1991-Page 5
Commissioner Genell asked how steep the slopes are in the
stormwater detention basin.
Mr. Zimmerman stated the ratio is 4: 1.
Commissioner Genell asked if this structure would handle the
100-year storm inflow rate.
Mr. Zimmerman affirmed that the basin is adequately sized to
handle inflow from a 100-year storm.
Commissioner Samuels noted that if the professional building
would have an elevator, perhaps a specific height is required
to accommodate it.
Chairman Silbernik noted that the parking on the south side
of the Children's World building is not 18 1/2 feet as
required but rather at 17 feet.
Mr. Pfeil said that plan implies that cars will overhang the
sidewalk area adjacent to the building.
Mr. Zimmerman stated that the plan assumes a vehicle overhang
of 1.5 feet adjacent to the sidewalk.
Chairman Silbernik asked if the Fire Department has reviewed
the plan and determined that it permits satisfactory access
and circulation for emergency equipment.
Mr. Pfeil stated that the Fire Department is satisfied with
the plan, and the driveway median has been designed to be
depressed at its northerly point to allow equipment to drive
over it for more direct access to the child care building.
Commissioner Goldspiel asked if there are adequate fire exits
from the building adjacent to the fence for the playground.
He said he is concerned about the proximity of fencing to the
south side of the building, and requested that the developer
verify if this meets fire safety code requirements.
Ms. King stated that the fencing directs the children to the
playground area instead of the parking lot in emergency
exiting situations.
Commissioner Rhodes inquired if all the classrooms have exits
to the play area.
Buffalo Grove Plan Commission-Public Hearing-Nov 6, 1991-Page 6
Ms. King stated that each classroom would have an exit into
the playground area.
John Berstein, 1132 Gail Drive, asked if the widening of
Busch Road and Route 83 would impact the water flow and space
requirements of this development. He also inquired if there
would be a signal put up at Brandywyn.
Mr. Maurides stated that this plan incorporates all the
elements of the various widenings as well as a deceleration
lane. He noted, however, that the installation of a traffic
signal would be up to IDOT.
Mr. Kuenkler indicated that the Brandywyn Lane intersection
probably would not be signalized because it would not meet
applicable warrants for signalization.
There being no further comments, Chairman Silbernik closed
the public hearing at 8:40 p.m.
PUBLIC HEARING - RESERVOIR AND PUMPHOUSE NO. 2 EXPANSION
Chairman Silbernik called the meeting to order at 8:45 p.m.
and read the Notice of Public Hearing as published in the
Buffalo Grove Daily Herald, explained the format for the
meeting, and swore in persons who were giving testimony at
the public hearing.
The following exhibits were presented by the petitioner at
the public hearing:
Exhibit 1: North part site plan dated October, 1991
Exhibit 2: South part site plan dated September 24, 1991
Exhibit 3: Section view of reservoir site dated October 3,
1991
Exhibit 4: Perspective view of site from Arlington Heights
Road dated October 3, 1991
Exhibit 5: Elevations of existing pump house renovation
dated October, 1991
Exhibit 6: Perspective drawing of proposed pump station
building dated October, 1991
Buffalo Grove Plan Commission-Public Hearing-Nov 6, 1991-Page 7
Exhibit 7 : Elevations of proposed pump station building
dated September 24, 1991
Exhibit 8: Proposed median cut and driveways to Arlington
Heights Road
RESERVOIR AND PUMPHOUSE NO. 2 EXPANSION
Gregory Boysen, the Village of Buffalo Grove Director of
Public Works, stated that he is representing the Village
concerning the special use petition, and he indicated that
Bruce Jacobs of Strand Associates would be explaining some
of the technical items concerning the project.
The following exhibits were presented by the petitioner at
the Public Hearing:
Exhibit 1: North part site plan dated October, 1991
Exhibit 2 : South part site plan dated September 24, 1991
Exhibit 3 : Section view of reservoir site dated October 3,
1991
Exhibit 4: Perspective view of site from Arlington Heights
Road dated October 3, 1991
Exhibit 5: Elevations of existing pump house renovation
dated October, 1991
Exhibit 6: Perspective drawing of proposed pump station
building dated October, 1991
Exhibit 7: Elevations of proposed pump station building
dated September 24, 1991
Exhibit 8: Proposed median cut and driveways to Arlington
Heights Road
Mr. Boysen presented the request by the Village of Buffalo
Grove to approve an amendment to the special use
authorization for the Reservoir and Pump House No. 2 property
and to approve the preliminary plan for the proposed site
improvements. He noted that this special use authorization
amendment is requested in order to allow the construction of
a new pump house building which will be constructed on the
westerly side of the site at the south edge of the existing
Buffalo Grove Plan Commission-Public Hearing-Nov 6, 1991-Page 8
underground storage reservoir.
Mr. Boysen stated that the Reservoir and Pumphouse No. 2
expansion is the second step in the improvements to the
Village's water system. Although improvements are planned
for Reservoir No. 6, the improvements to Reservoir No. 7 and
Reservoir No. 2, along with the water conservation program
may delay the need for improvements to Reservoir No. 6 until
the year 2000. Also the need for Reservoir No. 8 may be
eliminated if the various improvements and conservation
programs indicate that an additional facility is not
required. This would be a great financial benefit to the
Village if an additional reservoir is not needed. He stated
that all of these proposed improvements are being sought in
anticipation of the water needs of the Village, taking into
consideration the future growth of the Village.
Mr. Boysen stated that the new pump house building will
accommodate the expanded pumping capacity which has been
recommended for the site. The proposed wet well reservoir
interconnection has been designed to accomplish a substantial
increase in the useable volume of the existing reservoir
structure so as to achieve the benefits of the additional
storage capacity at a very small cost relative to normal
storage capacity expansion projects. The original pump house
building will be retained to accommodate the existing well
and related chlorination equipment which is maintained by the
Village for emergency water supply. The appearance of the
building will be improved through renovation work to include
new roofing, doors, windows and modification and repaving of
the driveway to the well house.
Regarding the proposed paving adjacent to the existing well
house building, Mr. Boysen stated relocation of the parking
pavement for three vehicles to a more westerly_ location could
satisfactorily meet the parking needs. However, past
difficulties which have been experienced related to
positioning well equipment would continue to exist. These
problems include the possible need to defer the initiation of
needed well maintenance activities during wetter periods.
Past experiences have also indicated that it is likely that
the installation of well pulling equipment will require rock
to be added in the location of the currently proposed paving
in order to enable well pulling equipment to enter and access
the site. In addition to the time which would be lost due to
the site being inaccessible for some period and the expense
related to the installation of some type of temporary
pavement or rock, the additional problem of damage to the
Buffalo Grove Plan Commission-Public Hearing-Nov 6, 1991-Page 9
lawn or the landscaping in the area which results from the
movement of drilling equipment over an unpaved area will also
continue.
Mr. Boysen stated that the new pump house will include an
emergency standby electrical diesel generator which will
automatically activate to maintain power to the facility
during periods of electrical utility company service
failures. It will also be operated for a test period similar
to other electrical generators that are located throughout
the Village for approximately one hour each week. Certain
other minor modifications to the site include modification to
the reservoir overflow pipe and the construction of a storm
sewer pipe which will serve to convey any flows from the
overflow pipe directly to the storm sewer system. The pump
house will need to be air conditioned for the purpose of
maintaining proper operating conditions for certain
electrical control components and computerized elements of
the pump house control system. A screen wall is proposed
around an existing electrical transformer in front of the
existing pump house. If it is found to be possible to
eliminate this transformer, this will be done in lieu of the
construction of such a screen wall.
Mr. Boysen further stated that a new recreational parking lot
is also proposed as part of this project in order to serve
the playground, soccer field and other recreational
activities which occur on the site. The Park District has
been requested to pay for the construction of the
recreational parking lot. However, due to current funding
limitations, the implementation of the recreational parking
lot may be completed at a later stage of the overall
improvement to the site at such time as the Park District
funding for the parking lot becomes available. If the
recreational parking lot is not built initially with the pump
house then the Village proposes to construct a right-
in/right-out driveway in the location shown on the site plan
near the new pump house and would then extend the curb along
the south edge of the driveway through the proposed parking
lot access lane. If the recreational parking lot proceeds
simultaneously with the construction of the new pump house,
the left turn lane on Arlington Heights Road will be
constructed to feet into a driveway which connects to the
south end of the recreation parking lot.
Mr. Boysen stated that the proposed project is one which
would be publicly operated for the purpose of serving the
public interest. The provision of a modern pumping facility
Buffalo Grove Plan Commission-Public Hearing-Nov 6, 1991-Page 10
improvement will protect the public health through the
provision of a safe and healthy water supply. The project is
also essential to safety throughout the Village in that the
provision of adequate pumping capacity and an increase in
useable storage is needed to provide the desired level of
water supply for fire fighting purposes. These benefits in
addition to the recreational benefits which would accrue with
installation of the recreational parking lot would promote
the general welfare of the residents of Buffalo Grove.
Mr. Jacobs reviewed the exhibits showing various elevations
of the new pump house, explaining the necessity for certain
mechanicals and skylights.
Mr. Carmignani noted that the left turn lane on Arlington
Heights Road now meets IDOT standards. He further noted that
the parking lot would need to allow sufficient distance for
cars to pull in so as not to block traffic on Arlington
Heights Road and he noted that the stacking is sufficient in
this type of application.
Commissioner Genell inquired if the original plan was
preferred instead of a more westerly location for the
reservoir.
Mr. Jacobs stated that they do not wish to move a well
functioning well and therefore prefer the original plan.
Commissioner Rhodes inquired as to the height of the
building.
Mr. Jacobs stated that the new building would be 19 feet in
height.
Commissioner Rhodes inquired where the air conditioning unit
would be located.
Mr. Jacobs noted that the compressor unit would be on the
east side of the building but all other parts would be
located inside the building itself.
Commissioner Rhodes inquired if all residents within the area
had been notified of the public hearing.
Mr. Pfeil stated that property owners within 250 feet of the
site had been notified of the public hearing.
Commissioner Rhodes asked if there would be any hazardous
Buffalo Grove Plan Commission-Public Hearing-Nov 6, 1991-Page 11
it
chemicals in use at the site.
Mr. Boysen replied that chlorine is used in the operation and
is stored in a separate room to insure that the material is
contained in case of an emergency.
Commissioner Krug asked how often an overflow occurs.
Mr. Boysen stated that overflows occur occasionally and that
sometimes an intentional overflow is initiated in order to
test equipment.
Commissioner Goldspiel stated that the need for increased
capacity is apparent. However, he 'noted his concern relative
to the large amount of paved area which is very close to the
residential area.
Mr. Jacobs stated that a typical rig is 28 feet long and this
35 foot paved area would accommodate the necessary
maneuvering required to be done by the rig, particularly if
other staff vehicles are also parked at the site.
Commissioner Goldspiel asked how often this type of
maintenance is required.
Mr. Boysen stated that this type of maintenance is required
approximately every six to seven years.
Commissioner Goldspiel stated that he did not feel such a
large paved lot is necessary for something that would be used
so infrequently.
Commissioner Goldspiel inquired if the parking area for the
Park District would be built now or in the future.
Mr. Boysen stated that Mr. Rylko of the Park District is
still unsure of the funding prospects for a parking lot. He
noted that the Village would probably be starting
construction on this project by March 1992 and therefore the
Park District has until that time to make a decision.
Commissioner Goldspiel asked if a special use would need to
be granted to the Park District to construct this parking
lot.
Mr. Raysa stated that the Village owns the property and
therefore the special use is granted to the Village. He noted
that the proposed parking areas are part of the Preliminary
Buffalo Grove Plan Commission-Public Hearing-Nov 6, 1991-Page 12
Plan under review as part of the special use petition of the
Village.
Commissioner Goldspiel further stated his concerns with a 25
car parking lot for such a small soccer field as well as the
requested additional paving for staff use on the existing
lot. He further suggested that the 25 car lot could be used
by the staff, thereby eliminating some of the paved area
around the new pumphouse and also eliminating one of the curb
cuts on Arlington Heights Road. He also noted that the north
driveway adjacent to the new pumphouse could also be
eliminated completely and traffic for the park or the water
department could easily use just the one proposed entrance.
Mr. Carmignani commented that the parking lot and access
driveway need to be designed to handle the drop-off traffic
when parents bring children the field for soccer practice.
He said adequate stacking space is needed on the site, and
the traffic circulation pattern has to allow people to make
a safe exit from the site without interfering with in-coming
vehicles.
Chairman Silbernik noted that the proposed 25 car parking lot
is mainly for the Park District's use, yet no one is present
to represent the District.
Commissioner Goldspiel stated that if this is going to be a
25 car lot, the north driveway could be left off and the
south driveway could be handle the traffic as there is
sufficient stacking space. He also noted that public works
staff would be able to use this lot when needed and therefore
some of the asphalt around the pump house could be
eliminated.
Mr. Boysen stated that sufficient asphalt needs to be
surrounding the building for vehicles to come up against the
pump house in order to drop off deliveries.
Commissioner Samuels inquired if the noise from the pumps and
the generator would be contained within the building.
Mr. Jacobs stated that the noise would be at a minimum but
that the electrical generator would be heard when the weekly
tests are run. He said the generator is 220 feet from the
nearest residence, and the sound level at the residential
properties would be 68 decibels, which is not considered to
be a nuisance sound level.
Buffalo Grove Plan Commission-Public Hearing-Nov 6, 1991-Page 13
Mr. Boysen noted that these tests are run only once a week
at about 9: 00 - 10:00 a.m. so as to be as unobtrusive as
possible to adjacent residents.
Jim Touhy, 481 Arbor Gate Lane, stated that he hoped the
Village would do a better job this time when constructing the
pump house than when the original reservoir was constructed.
He said at that time the construction site was poorly
maintained and was a nuisance for the neighborhood.
He also noted that he still gets an overflow problem at least
two or three times a year that creates standing water in his
back yard deep enough for children to drown in. He further
asked if the noise from the pumps and generators would be
loud.
Mr. Boysen stated that the noise would not be overly
discernible. He noted that the noise from the weekly testing
of the generator would not be too severe and that a modifica-
tion in the time of the testing could easily be made to
accommodate adjacent residents.
Mr. Touhy also inquired if the chlorine is monitored.
Mr. Boysen stated that the chlorine is monitored on a daily
basis.
Mr. Touhy further stated that since the construction of the
new Willow Stream Park the soccer field use has greatly
diminished at the Reservoir No. 2 field, and he did not see a
need for a 25 car lot. Mr. Touhy requested that Mr. Boysen
check out a subsidence of 4-6 inches on either side of the
drain tile near his property.
Mr. Boysen said this matter would be investigated.
Tom Nelson, 9 Knight Hill Court, stated that if a new parking
lot were not built, it would perhaps be a good idea to block
off the staff parking area so that it would not be used by
g
y
the public.
Mr. Boysen stated that the Village tries to accommodate
multiple uses on the property and that the only area that
parking is discouraged is on the reservoir area itself.
Commissioner Samuels commented that removal curbs could be
used to keep vehicles from parking on the reservoir.
Buffalo Grove Plan Commission-Public Hearing-Nov 6, 1991-Page 14
There being no further comments, Chairman Silbernik closed
the Public Hearing at 10: 15 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED}, :
/4111110
MARTIN SILBERNIK, Chairman
Buffalo Grove Plan Commission-Public Hearing-Nov 6, 1991-Page 15
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
November 6, 1991
Abbott Contractors, Child Daycare
Facility and Office Building
Reservoir and Pumphouse No. 2 Expansion
Chairman Silbernik called the meeting to order at 10: 15 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. Rosenston
Mr. Charlette
Ms. Genell
Mr. Samuels
Also present: Mr. William Raysa, Village Attorney
Mr. Richard Kuenkler, Village Engineer
Mr. Ken Carmignani, Village Traffic
Consultant
Mr. Gregory Boysen, Director of Public
Works
Mr. Robert E. Pfeil, Village Planner
Mr. George Maurides, Bischoff Maurides &
Swabowski Ltd.
Ms. Karen S. King, Children's World
Mr. Dean Kelley, Abbott Land & Investment
Mr. Bruce A. Jacobs, Strand Associates
Mr. John Zimmerman, CE Design, Ltd.
APPROVAL OF MINUTES - None
COMMITTEE AND LIAISON REPORTS
Commissioner Genell attended the Village Board Meeting on November
4, 1991 and reported that the matters under discussion that evening
included the following:
1. An amendment passed allowing the Plan Commission Chairman to
Buffalo Grove Plan Comm-Regular Meeting-Nov 6, 1991-Page 1
vote on all matters, not just to break a tie vote
2 . Passage of Ordinance 91-88 concerning the levy for 1992
property taxes
3 . Passage of Ordinance 91-89 establishing a real estate
transfer tax
4 . Revisions to the regulations concerning signs on public
right-of-way, allowing signs between 12 p.m. and 6 p.m.
on Sundays
5. Approval of Resolution 91-90 concerning the funding of
engineering and planning for the Busch Road/Deerfield Parkway
improvement
6. A proposed P.U.D. amendment for the Windbrooke Apartments
concerning the construction of detached garages for 85 cars
was referred to Plan Commission
7. The proposed Indian Creek development at Prairie and Port
Clinton Roads was discussed and may be referred to the Plan
Commission at the Board's next meeting
8 . Review of the Village's snow and ice control plan
9. Approval of naming the Village's main facilities the
"Clayton Municipal Campus" in honor of former Village
President Verna Clayton
Commissioner Samuels noted his attendance at the Chamber of
Commerce meeting where the Illinois Department of Transportation
representative reviewed the plans for the widening of Illinois
Route 83 and stated that IDOT probably would comply with the
Village's recommendation for only one left turn lane at Busch Road.
ABBOTT CONTRACTORS - PROPOSED CHILD DAYCARE AND OFFICE BUILDING
Moved by Commissioner Rhodes, seconded by Commissioner Rosenston
that the Plan Commission recommend approval of the request for
annexation with B-1 zoning and approval of a Preliminary Plan
�./ subject to the following conditions:
1. That an animal hospital not be permitted on the property;
2. That all dumpsters be screened and gated;
Buffalo Grove Plan Comm-Regular Meeting-Nov 6, 1991-Page 2
3 . That the proposed two-story office building be limited
to a height of 31 feet.
Mr. Maurides informed the Plan Commission that although the
conceptual landscaping plan indicates a berm on the north side
of the daycare center's playground along Busch Road, it would not
be feasible to construct this berm because there is not enough
room on the development site, and the berm will not be allowed
on the public parkway. He indicated that landscaping such as
shrubs would be planted along the north side of the playground.
Commissioner Rhodes moved to amend the motion, seconded by
Commissioner Rosenston, to reflect this elimination of the berm
along Busch Road adjacent to the playground.
Commissioner Rosenston stated that the developer should look
at the possibility of adding a sidewalk on the south side of the
parking lot south of the daycare building.
Mr. Carmignani inquired if the Plan Commission's motion includes
an obligation for the developer to construct a left-turn lane
and a right turn deceleration lane on Busch Road at the driveway
into the site. He noted that this site will be developed three to
four years in advance of the Route 83/Busch Road intersection
improvements that IDOT is planning. He said these turn lane
improvements are important for efficient access into the site.
Mr. Kuenkler said the turn lane improvements recommended by Mr.
Carmignani should be added to the developer's Preliminary
Engineering Plan before final approval is granted by the Village.
Commissioner Samuels commented that the developer has responded
to many of the concerns expressed by the Plan Commission in the
plan review process, and the community needs childrens' daycare
facilities. He indicated, however, that he thinks the proposed
site plan has problems, and he cannot support approval of the
current plan. He commented that the site is an entry-way into the
Village, and it should be very carefully developed. He indicated
that the developer is proposing too much development for the site
relative to the size of the property. He said the daycare building
by itself may be acceptable for the site, but with the two-story
office building, the site is being over-developed. He commented
that traffic will be a big problem for the site because the daycare
operation's peak traffic loads will occur at the same time as
the morning and evening commuter rush hour traffic on Busch Road
and Route 83 . He noted that the site's internal traffic circulation
pattern does not allow vehicles to re-circulate on the site in
the event that a parking space is not immediately available when
Buffalo Grove Plan Comm-Regular Meeting-Nov 6, 1991-Page 3
a vehicle first enters the site. He said the proposed playground
area along Busch Road is not an acceptable design because it places
children in jeopardy from vehicles from Busch Road crashing through
the fence.
Commissioner Rhodes commented that the first plan proposed by the
developer was too dense, and although the current plan is still
somewhat overbuilt, it is an acceptable plan for the property.
He said the project will be a quality development, and it appears
that it would be difficult for the developer to find a single user
for the property based on the developer's representations that it
is not financially feasible to do a project with only one use such
as a daycare center.
Commissioner Genell stated that she is concerned about the internal
traffic circulation on the site and the traffic impact on the
Busch Road/Route 83 intersection. She indicated that a single-user
would be a better use for the site, but the proposed plan is not
acceptable for the site.
Chairman Silbernik called for the vote on the motion, and the vote
was as follows:
AYES: Goldspiel, Krug, Rhodes, Howard, Rosenston, Silbernik
NAYES: Charlette, Genell, Samuels
ABSTAIN: None
ABSENT: None
The motion carried 6 to 3.
RESERVOIR AND PUMPHOUSE NO.2 EXPANSION
Chairman Silbernik indicated that he would like the Commissioners'
comments concerning whether or not the 25 car parking lot should
be included in the recommendation concerning the Special Use and
Preliminary Plan.
Commissioner Rosenston said the parking area is needed to serve
the playground and soccer field, but he indicated concern that
the Park District did not attend the hearing to address the
Commission's questions. He suggested that the parking lot could
be constructed with access only from the full driveway on the
south end of the site. The northern driveway adjacent to the
new pumphouse could be eliminated from the plan.
Commissioner Samuels concurred with Commissioner Rosenston's
comments.
Buffalo Grove Plan Comm-Regular Meeting-Nov 6, 1991-Page 4
Commissioner Charlette inquired if it would bepossible toget any
kind of commitment that this parking lot would be built eventually.
Commissioner Genell suggested that the text prepared by Mr. Boysen
in his report could be used as the basis for the motion to
recommend approval of the project with certain conditions.
Moved by Commissioner Genell, seconded by Commissioner Charlette
that the Plan Commission recommend to the Village Board approval of
an amendment to the Special Use and approval of the Preliminary
Plan as submitted, subject to the following conditions:
1. Approval of the proposed access driveways to Arlington Heights
Road by the Lake County Division of Transportation, with the
understanding that the driveway near the new pump house may have
to be deleted from the final plan.
2 . If the Buffalo Grove Park District cannot fund the proposed
25 car parking lot, the plan will be constructed with only a
"right in/right out" driveway adjacent to the new pumphouse.
Commissioner Goldspiel commented that the plan as proposed with
two new driveways and extensive parking areas consumes a
considerable amount of green space on the site. He said the plan
is designed for public works efficiency, not aesthetics.
Chairman Silbernik called for a vote on the motion and the vote was
as follows:
AYES: Krug, Rhodes, Howard, Rosenston, Charlette, Genell,
Samuels, Silbernik
NAYES: Goldspiel
ABSTAIN: None
ABSENT: None
The motion carried 8 to 1.
CHAIRMAN'S REPORT - None
FUTURE AGENDA SCHEDULE
Mr. Pfeil noted there would be a meeting on November 20, 1991 for a
second workshop for the Winchester Townhomes and a first workshop
for the Concrete Doctor parcel. There would be no meeting on
November 27th.
PUBLIC COMMENTS AND QUESTIONS - None
Buffalo Grove Plan Comm-Regular Meeting-Nov 6, 1991-Page 5
STAFF REPORT - None
NEW BUSINESS - None
ADJOURNMENT
Moved by Commissioner Rosenston, seconded by Commissioner Samuels,
and unanimously carried to adjourn. Chairman Silbernik adjourned
the meeting at 11: 30 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED Y:
MARTIN SILBERNIK, Chairman
Buffalo Grove Plan Comm-Regular Meeting-Nov 6, 1991-Page 6