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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 1 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