1991-12-11 - Plan Commission - Minutes SPECIAL MEETING
BUFFALO GROVE PLAN COMMISSION
December 11, 1991
Abbott Contractors, Proposed Child Care Center
and Office Building, Busch Road/Route 83
Review of Alternate Preliminary Plan
Update of Village Comprehensive Plan -- Workshop #5
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. Rhodes
Ms. Howard
Mr. Rosenston
Ms. Genell
Mr. Samuels
Commissioners absent: Mr. Goldspiel
Mr. Krug
Mr. Charlette
Also present: Mr. Jeffrey Braiman, Village Trustee
Mr. Robert E. Pfeil, Village Planner
Mr. Richard Kuenkler, Village Engineer
Mr. George Maurides, Bischoff Maurides &
Swabowski Ltd.
Mr. Dean Kelley, Abbott Land & Investment
Mr. John Zimmerman, CE Design, Ltd.
APPROVAL OF MINUTES
Moved by Commissioner Rosenston, seconded by Commissioner Howard to
approve the minutes of the Public Hearing of November 13 , 1991.
The motion to approve the minutes passed unanimously. Moved by
Commissioner Rosenston, seconded by Commissioner Samuels to approve
the minutes of the Regular Meeting of November 13 , 1991. The
motion to approve the minutes passed unanimously.
COMMITTEE AND LIAISON REPORTS - None
Buffalo Grove Plan Comm-Special Meeting-December 11, 1991-Page 1
Abbott Contractors, Proposed Child Care Center and Office Building
Busch Road/Route 83 - Review of Alternate Preliminary Plan
Mr. George Maurides stated that a poll conducted by the Village
Board of Trustees had shown that they would not approve the plan as
passed by the Plan Commission due to the proximity of the
playground for the Children's World facility to Busch Road and the
inherent dangers posed to the children by that location. The
Village Board determined that the site plan should be revised
concerning the playground location, and the revised plan should be
reviewed by the Plan Commission. Therefore a revised plan
relocating the playground to the south side of the child care
center has been prepared, and this is the subject of the evening's
discussion with the Commission.
Mr. Maurides further stated that the input he had received from the
Board of Trustees was to place the parking lot on the north side of
the site facing Busch Road and the playground to the east and south
side of the child care building. In order to accommodate this
request and due to the required setbacks, the building has been
shifted slightly southward. It was further suggested that a pass
through lane be provided to facilitate internal traffic re-
circulation on the site. Mr. Maurides stated that the revised
plan including the pass-through lane eliminates only one parking
space.
Commissioners Rosenston and Silbernik noted that the addition of a
pass-through lane is a vital element for traffic circulation and
will benefit users of the professional building. Without the pass-
through, anyone who couldn't find an available parking space would
have to exit out onto Busch Road and re-enter the site.
The Commissioners also noted that the curved alignment of the pass-
through lane is consistent with the recommendation of Mr. Carmig-
nani, the Village's traffic consultant. The design includes
attractive landscaping, and will be practical as it will also
prevent any cars coming into the site from turning left into the
Children's World parking area.
Commissioner Rosenston asked if the fence would now completely
surround the Children's World facility.
Mr. Maurides stated that the fence would now completely surround
the Children's World facility and that this is necessary as all the
classrooms have to have secure exits to the playground area for
fire safety purposes.
Buffalo Grove Plan Comm-Special Meeting-December 11, 1991-Page 2
Commissioner Rosenston further noted that anyone parking in the
north parking lot would still have to walk through the parking lot
to get to the front of the building and he is not pleased with this
particular site design element.
Mr. Maurides stated that the professional building would be 35 feet
in height which is the maximum height allowed in the B-1 zoning
district. He noted that the Village Board found this height to be
acceptable if it permits a sloping roof design to achieve a
residential appearance for the building.
Commission Samuels asked if the curbs in the parking lot would be
non-mountable.
Mr. Pfeil stated that they would be non-mountable curbs as required
by the Development Ordinance.
Chairman Silbernik called for a polling asking if the Commissioners
approve of the revised preliminary plan. The polling was as
follows:
YES: Rhodes, Howard, Rosenston, Samuels, Silbernik
NO: None
Update of Village Comprehensive Plan -- Workshop #5
Mr. Pfeil explained that as part of the land use analysis for the
Comprehensive Plan, it is important to evaluate the Village's
ability to provide water and sanitary sewer service to unincorpor-
ated areas that may be annexed in the future, and to identify areas
that may have development constraints due to flood hazard
conditions. He said that Dick Kuenkler, the Village Engineer,
would review these matters for the Commission.
Mr. Kuenkler reviewed the Village's sanitary sewer system on a map
of the Village. He commented that three areas the Commission is
studying concerning annexation and development will require lift
stations in order to provide sanitary sewer service. These areas
are the tract at the southeast corner of Port Clinton Road and
Prairie Road, the property owned by the Quill Corporation on the
south side of Route 22 across from Stevenson High School, and the
Boznos property on the east side of Milwaukee Avenue near Aptakisic
Road. He said the cost of a lift station is approximately $250, 000
and this is usually provided by the developer of a property. The
on-going costs of service and maintenance for a lift station are
Buffalo Grove Plan Comm-Special Meeting-December 11, 1991-Page 3
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usually borne by the Village for residential developments.
Mr. Kuenkler reviewed the locations of the Village's water supply
reservoirs, and commented that the Village receives its water
supply at four points from the Northwest Water Commission. He
indicated that the Village may need an additional reservoir on Lake
Cook Road in the area near the Chevy Chase Business Park. He
indicated that Reservoir No. 7 at La Salle Lane and Buffalo Grove
Road is as far north as the Village will need to go concerning
the construction of reservoirs.
1
1 Mr. Kuenkler reviewed the Village's flood hazard map and noted that
areas on the east side of Milwaukee Avenue in the Aptakisic Road
area have a considerable amount of land in the 100-year flood zone.
He commented that development in these areas is possible, but the
regulations of the Village's Floodplain Ordinance would dictate the
amount of land that would need to be reserved for compensatory
storage. He noted as an example that the Santucci property on the
west side of Milwaukee Avenue at Deerfield Parkway has a consider-
able area in the 100-year flood zone, and approximately 50 percent
of this property will be used for stormwater management areas when
it is developed. He commented that the proposed Lake County storm-
water ordinance will require more compensatory storage for storm-
water than the current Village Development Ordinance.
Mr. Pfeil commented that it appears that to make development of
some of the smaller parcels on the east side of Milwaukee Avenue
north of Busch Parkway more feasible, these parcels would be best
planned and developed as a unit concerning stormwater management
and traffic access.
Trustee Braiman suggested that the Village arrange for Plan
Commission members to tour the Village's water reservoirs.
Mr. Pfeil commented that he had recently visited the main pumping
station of the Northwest Water Commission, and this is a very
impressive facility.
Chairman's Report
Chairman Silbernik noted that Mr. Pfeil has prepared some questions
that the Plan Commission members may want to address
if any Commissioner wants to make on-camera comments for the
video tape that is being prepared concerning the update of the
Comprehensive Plan.
Buffalo Grove Plan Comm-Special Meeting-December 11, 1991-Page 4
Future Agenda Schedule
Mr. Pfeil said meetings are scheduled for December 18th, January
8th, January 15th, and January 22nd. He said he will prepare a
draft of the Comprehensive Plan for review at the January 15th
meeting.
Chairman Rosenston said the Plan Commission should have a meeting
with the Village Board after the Commission reviews the draft
of the Comprehensive Plan.
Commissioner Rosenston agreed that a meeting with the Board
concerning the Comprehensive Plan would be advisable prior to
conducting public hearings.
Public Comments and Questions - None
Staff Report - None
New Business - None
Adjournment
Moved by Commissioner Rhodes, seconded by Commissioner Rosenston,
and approved unanimously to adjourn. Chairm: h Lilbernik adjourned
�.. the meeting at 8:40 p.m.
Respes fully s y witted,
Fay Rubin Recording Secretary
APPROVED BY:
/2,7
MARTIN SILBERNIK, Chairman
Buffalo Grove Plan Comm-Special Meeting-December 11, 1991-Page 5