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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