1998-02-04 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
February 4, 1998
The Community Chapel of Buffalo Grove,the Covington Office Plaza
southwest corner of Dundee Road/Golfview Terrace-Amendment
of a Planned Unit Development(P.U.D.) and Preliminary Plan in the
B-3 District for a funeral home facility
Chairman Goldspiel called the meeting to order at 12:05 a.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard,Buffalo Grove,Illinois.
Commissioners present: Chairman Goldspiel
Mr. Krug
Ms. Howard
Mr. Samuels
Mr. Berman
Mr. Trilling
Mr. Moons
Mr. Viehman
Commissioners absent: Commissioner Ottenheimer(recused prior to public hearing
concerning the Community Chapel)
Also present: Mr. Lawrence Freedman,Ash,Anos, Freedman&Logan
Mr. Gerald Lindgren, Kenig,Lindgren, O'Hara,Aboona, Inc.
Ms. Frances Fazio,Manhard Consulting, Ltd.
Mr. Gary Hay, The Hay Company,Inc.
Mr. James R. Murray, The Loewen Group
Mr. Elroy Sandquist III,Attorney at Law
Mr. Joseph E. Zgonina, Marchris Engineering,Ltd.
Mr. Darrell Wright,J. Benes&Associates
Mr. William Raysa,Village Attorney
Mr. Richard Kuenider,Village Engineer
Mr. Charles Hendricks,Village Trustee
Ms. DeAnn Glover,Village Trustee
Mr. Robert Pfeil, Village Planner
Buffalo Grove Plan Commission-Regular Meeting-February 4, 1998-Page 1
APPROVAL OF MINUTES
Moved by Commissioner Samuels,seconded by Commissioner Moons to approve the minutes of
the regular meeting of January 7, 1998. All Commissioners were in favor of the motion and the
motion passed unanimously with Commissioner Krug abstaining.
COMMITTEE AND LIAISON REPORTS
L./ Commissioner Krug reported on the Village Board meeting of February 2, 1998 and stated the
Comprehensive Plan was approved with one change regarding the widening of Lake Cook Road
from Milwaukee Avenue to Route 83. The Trustees chose to support widening of Lake Cook
Road only up to Hastings Drive. In addition, there was a pre-application conference for the
property at the southeast corner of Buffalo Grove Road and Aptakisic Road for development of a
Walgreens, fast food restaurant and retail store with curb cuts on both Aptakisic Road and
Buffalo Grove Road. The developer agreed to eliminate the fast food restaurant. The Board
directed the petitioner to revise the plan and return to the Board for referral to the Plan
Commission.
Chairman Goldspiel stated he attended the Village Board meeting on January 26, 1998 which
was a workshop to discuss the Eagle food store plan proposed for Town Center. The Board
reviewed items including the trash compacter and refuse area truck loading area. The Board
directed the developer to add more wall screening around the refuse and loading area and to
cover the area with the canopy or roof. Hours of operation were discussed. The Board directed
the developer to prepare a revised plan prior to the agenda when an ordinance would be
considered.
THE COMMUNITY CHAPEL OF BUFFALO GROVE.THE COVINGTON OFFICE PLAZA,
SOUTHWEST CORNER OF DUNDEE ROAD/GOLFVIEW TERRACE-AMENDMENT OF
A PLANNED UNIT DEVELOPMENT AND PRELIMINARY PLAN IN THE B-3 DISTRICT
FOR A FUNERAL HOME FACILITY
Moved by Commissioner Samuels,seconded by Commissioner Krug to recommend approval to
the Village Board of the petition for approval of an amendment to the Planned Unit Development
in the B-3 Planned Business Center District and approval of a Preliminary Plan to build a funeral
home facility with a total building area of approximately 30,214 square feet,pursuant to the
testimony and exhibits presented and subject to:
1. No two funerals at the same time
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2. Requirements of the Fire Department concerning turning radii and access around
the building
3. Approval by IDOT for right-out driveway onto Dundee Road
Buffalo Grove Plan Commission-Regular Meeting-February 4, 1998-Page 2
Commissioner Samuels stated this area along Dundee Road is older and needs some infusion of
successful businesses and capital,and the proposed funeral home is appropriate for this site.
Commissioner Berman state he has no conceptual problem with a funeral home as a use. He
believes the Dundee Road corridor is appropriate for commercial use. He noted concern with the
size and capacity of the proposed facility which will not improve traffic conditions in the area.
However, a chapel built for 400 capacity holds a reasonable basis to assume it will be filled on a
regular basis. He further noted there is no doubt this will have an impact on the residents,
however,the Village's traffic expert agrees with the assessment of the petitioner's traffic expert.
He noted he is not convinced that this traffic impact for this facility will be substantially worse
than the office development that was originally approved and will therefore vote in favor of the
motion to approve.
Commissioner Krug stated he also does not feel the traffic impact will be that great. He asked
about the dumping of fluids into the sanitary sewer and whether same is safe.
Mr. Freedman stated blood does go directly into the sanitary sewer system and is not required to
be treated.
Mr. Murray stated any clothing or fluids cleaned from the bodies go into infectious waste buckets
which are then picked up by a special service.
Chairman Goldspiel stated he is still concerned that there is the potential for traffic problems due
to development of the funeral home. The petitioner's traffic expert has stated it could take 8 to 10
minutes to exit Golfview for funeral home visitors not involved in a procession going to a
cemetery. He stated he cannot accept a design which does not address the capacity of the facility
and this is a design which is much less than the 400 person capacity of the facility. A traffic
delay of 8 to 10 minutes several times per day to gain access to Dundee Road is an unreasonable
impact for residents and is not in accordance with the Special Use criteria. He further noted that
office development is now occurring in Chicago and the suburbs, so it seems possible that the
original office plan or some modified plan may be feasible for this site. In summary,the
proposed use is appropriate but the scale of the development as currently proposed is too large
and should not be recommended for approval.
Commissioner Howard concurred with Chairman Goldspiel and stated she does not feel this
proposal is in harmony with the neighbors.
Commissioner Viehman stated he is not satisfied that the Special Use criteria have been
adequately addressed by the petitioner in terms of the nature and intensity of the operation nor in
terms of injuriousness to the use of the adjoining area and properties. If this were being proposed
as a 10,000 to 15,000 square foot facility, it would have less impact and he would not object.
With the size and intensity that is being projected,he cannot recommend approval.
Buffalo Grove Plan Commission-Regular Meeting-February 4, 1998-Page 3
Chairman Goldspiel called for a vote on the motion and the vote was as follows:
AYES: Samuels, Berman
NAYES: Krug, Howard, Trilling,Moons,Viehman,Goldspiel
ABSENT: Ottenheimer
ABSTAIN: None
The motion failed 6 to 2.
CHAIRMAN'S REPORT-None
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated there will be public hearings on February 18, 1998 concerning the Buffalo Grove
Park District's learning center and golf facility at Busch Grove Park and Northwest Community
Healthcare's proposed antenna tower on McHenry Road.
PUBLIC COMMENTS AND QUESTIONS -None
STAFF REPORT-None
NEW BUSINESS -None
ADJOURNMENT
Moved by Commissioner Samuels, seconded by Commissioner Trilling and carried unanimously
to adjourn. Chairman Goldspiel adjourned the meeting at 12:40 p.m.
Respec ly submitt
Fay ubi , ording Secretary
APPROVED BY:
TE HEN GOLDSPIEL hairman
Buffalo Grove Plan Commission-Regular Meeting-February 4, 1998-Page 4
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
February 4, 1998
The Community Chapel of Buffalo Grove,the Covington Office
Plaza,southwest corner of Dundee Road/Golfview Terrace
Amendment of a Planned Unit Development and Preliminary
Plan in the B-3 District for a funeral home facility
Chairman Goldspiel called the hearing to order at 7:30 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard,Buffalo Grove, Illinois. Chairman
Goldspiel read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald,
explained the procedure to be followed for the public hearing,and swore in all persons who
wished to give testimony.
Commissioners present: Chairman Goldspiel
Mr. Krug
Ms. Howard
Mr. Samuels
Mr. Berman
Mr. Trilling
Mr. Moons
Mr. Viehman
Commissioners absent: Mr. Ottenheimer(recused prior to public hearing)
Also present: Mr. Lawrence Freedman,Ash, Anos, Freedman& Logan
Mr. Gerald Lindgren,Kenig, Lindgren, O'Hara,Aboona, Inc.
Ms. Frances Fazio,Manhard Consulting, Ltd.
Mr. Gary Hay, The Hay Company, Inc.
Mr. James R. Murray,The Loewen Group
Mr. Elroy Sandquist III,Attorney at Law
Mr. Joseph E. Zgonina,Marchris Engineering, Ltd.
Mr. Darrell Wright,J. Benes&Associates
Mr. William Raysa,Village Attorney
Mr. Richard Kuenider,Village Engineer
Mr. Charles Hendricks,Village Trustee
Ms. DeAnn Glover,Village Trustee
Mr. Robert Pfeil,Village Planner
Buffalo Grove Plan Commission-Public Hearing-February 4, 1998-Page 1
Commissioner Ottenheimer stated he has a conflict of interest which will preclude his
participation in this public hearing,and he stated that he would recuse himself. Commissioner
Ottenheimer left the meeting.
The following exhibits were presented by the petitioner at the public hearing:
Exhibit 1: Proposed Site Plan dated January 20, 1998
Exhibit 2: Model of Proposed Building and Site
Exhibit 3: Landscape Rendering
Exhibit 4: Exterior East Building Elevation
Exhibit 5: Exterior South Building Elevation
Exhibit 6: Exterior North Building Elevation
Exhibit 7: Cross Section of Proposed Site Plan
Exhibit 8: Proposed Lighting Plan
Exhibit 9: Landscape Plan dated January 20, 1998
Exhibit 10: Basement Plan
Exhibit 11: Second Floor Elevation
Exhibit 12: First Floor Elevation
Exhibit 13: West Side Parlor A Plan
Exhibit 14: Parlor C Plan
Exhibit 15: East Chapel Plan
Exhibit 16: Proposed Basement Plan,reduced size
Exhibit 17: First Floor Plan, reduced size
Exhibit 18: Second Floor Plan,reduced size
Exhibit 19: Square Footage Reduction Chart
Buffalo Grove Plan Commission-Public Hearing-February 4, 1998-Page 2
Exhibit 20: Office Building Parking Designation(82 cars)
Exhibit 21: Proposed Office Building Parking
Exhibit 22: Typical Average Procession Chart
Exhibit 23: Typical Expanded Procession Chart
Exhibit 24: Funeral Procession Surveys
Exhibit 25: Intersection Level of Service and Delay
Mr. Lawrence Freedman of Ash,Anos, Freedman&Logan stated the petitioner is seeking to
amend an existing Planned Unit Development and for preliminary plan approval to allow for the
construction of a non-denominational funeral chapel in lieu of two previously approved office
buildings.
Mr. Freedman noted the letter from Kingswood United Methodist Church dated December 17,
1997 which sets forth the conditions under which the church is prepared to enter into a formal
agreement for shared parking. He noted that the formal agreement has not been finalized. He
indicated that the proposed project provides more off-street parking than is required by the
Village Zoning Ordinance, and the parking spaces on the Kingswood property would be excess,
not spaces required by ordinance for the proposed funeral home. The additional overflow parking
is not expected to be needed. However, as long as this mutual accommodation is apparently
available,they are happy to enter into such an agreement.
Mr. James Murray of the Loewen Group stated they are proposing a non-denominational funeral
home expected to serve approximately 500 families after about a five year period. Of these 500
families it is expected about 350 will use the funeral home for services.
Mr. Freedman stated that for purposes of calculation they have assumed an error factor of 50%
and therefore projected not the 350 on site services which are believed will occur,but 450 to 500
for purposes of computation only. This totals an average of 1'/2 services per day even with the
error factor in there.
Mr. Murray stated they anticipate about 85%of the business for the proposed funeral home will
come from a 5 to 7 mile radius. He noted a study of a two-year period for the Oehler funeral
homes with the following results:
1 Oehler in DesPlaines serviced 817 families of which 519 involved on site services
or visitation
Buffalo Grove Plan Commission-Public Hearing-February 4, 1998-Page 3
2. .Oehler in Arlington Heights serviced 553 families of which 408 resulted in on site
services or visitation
3. The Weinstein facility in Wilmette serviced approximately 1,800 families of
which 1,314 resulted in on site services
Mr. Murray stated an off-site service usually involves a graveside service with no visitation or
services at the funeral home. There may also be immediate cremation with no services or
immediate burial with no services at all. He stated the proposed funeral home is expected to have
about 25% of its business from Jewish families.
Mr. Murray stated anytime there is a funeral there will be on-site staff members at the driveway
entrance to the Covington office property to greet people and to ask them if they will be going to
the cemetery. He then indicated the areas for processional lineup for those cars taking part in the
procession. All processions will be exiting Dundee Road eastbound. Processions will then
proceed to Buffalo Grove Road where the procession will then head south to Palatine Road and
then either east or west depending on cemetery location. There is the eventuality that the
procession may need to go north on Buffalo Grove Road to reach cemeteries to the north. The
percentage for this need is, however,very small as there are very few cemeteries in this direction.
Mr. GaryHayof the HayCompany Inc. stated the site is 5.3-acres. The original Covin on
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office building has a footprint of 12,256 square feet with two floors and a total of 24,512 square
feet. The proposed funeral home has a footprint of 16,743 square feet. The proposed building
has a second floor and basement for a total of square footage of 30,214 feet. The setback from
Dundee Road has been maintained at 35 feet. The setback on Park View Terrace which was
originally 10 feet has now been set at 25 feet. He noted the berm could be extended up to 8 feet
in height rather than the 5 feet shown on the model if desired. The funeral home would be 500
feet from the front door of the Covington Manor Condominium to the proposed building.
Mr. Hay stated one of the major changes to the plan is that there is now an exit only onto Dundee
Road on the western part of the property for processional exits as well as some of the people
using the Covington office building.
Mr. Hay stated all parking spaces and aisles are now marked with dimensions and the aisles are
about 2 feet wider than what is required by code. In addition they have laid out a sidewalk
between this property and the church property to be used to share approximately 50 parking
spaces if needed. The proposed plan now calls for 271 parking spaces and 3 additional spaces in
the garage. Parking for the office building will include 85 spaces.
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Mr. Hay stated there are three pole lights on site now. He further noted they are proposing to use
five similar lights on the site with softer residential lighting for part of the site.
Mr. Hay stated they have now adjusted the exterior of the garage door and opening on the north
Buffalo Grove Plan Commission-Public Hearing-February 4, 1998-Page 4
elevation to include moldings, camouflaged with compatible paint color. Signage on Dundee
Road would be approximately five feet in height and 31 feet in length and curved. He further
noted their intent is to use a maximum amount of landscaping.
Mr. Hay stated the basement contains 6,643 square feet. There is a body storage area for 6 to 8
bodies. The center is a typical storage area. The rest of the area contains behind the scenes type
of facilities for the operation of the funeral home. The first floor contains 16,743 square feet
with parlors on the west side. Most funerals will use Parlor A and the center parlor which allows
`./ for a maximum of 120 people plus 9 on sofas and family area. A small funeral would be held in
Parlor B which seats 49 to 59 people. The chapel on the east side can hold 392 people plus sofa
seating. It could also be used for 215 people and 72 people for small sized funerals.
Mr. Hay stated the second floor contains 6,828 square feet for casket and vault display as well as
display of cremation urns. Other rooms would be arrangement rooms and offices as well as a
library for community use. There would also be a balcony overlooking the first floor. He noted
the proposed plan has now been reduced in size by 29.4%or 12,000 to 13,000 square feet. He
said that in summary the proposed project is less dense than originally presented and less dense
than the office development that was originally approved.
Ms. Frances Fazio of Manhard Consulting stated much of the utilities were put in with the office
complex built in the late 80's. There is water, sanitary sewers and storm drainage all through the
site. She stated very little modification will need to be done with the new parking lot plan. She
stated that the stormwater detention area was designed for the original office complex which had
a paved and roofed area of approximately 3.8 acres of the 5.3-acre site . The proposed plan would
have a paved area and roofed area of only 3.5-acres which is a slight reduction from the original
office plan. She noted that the development will not aggravate the drainage problems in the area
east of the site. She stated that the detention facility will not need any modification to its current
configuration.
Mr. Gerald Lindgren of Kenig, Lindgren, O'Hara,Aboona, Inc. stated the traffic impact analysis
included intersection counts,review of traffic volumes at the intersection,monitoring of traffic in
the area, reviewed signal timings and traffic control procedures in the area and estimation of
demands relative to the funeral home proposal. He further noted they did numerous surveys at
existing funeral home facilities in order to make accurate traffic projections for the proposed
facility relating both to visitations during the week,funerals during the day and on Saturdays and
Sundays.
Mr. Lindgren stated that during the weekday rush hour they have estimated that a visitation that
might be occurring would generate about 30 inbound vehicles and 30 outbound vehicles during
that hour. There may be more after that hour but they are not at the same time as the
concentrated peak and will not be significantly more and will not have a significant impact on the
capacity of the intersection. During the midday he stated they estimate about 50 inbound
movements and 65 outbound movements for a peak type operation. This is considered the
Buffalo Grove Plan Commission-Public Hearing-February 4, 1998-Page 5
design peak.
Mr. Lindgren stated he would like to respond to Commissioner Krug's previous question relative
to the traffic study that was done for the original three-office building plan and Covington Manor
residential development. He said that they have reviewed the original traffic study and have
analyzed the traffic impact of the three-office building plan and the adjacent residential
development. He said that the current 132 unit residential development generates traffic volumes
of 55 inbound movements and 20 outbound movements in the evening peak hour. He stated
what was estimated originally was 59 inbound movements and 30 outbound movements. For the
office facility today, 15 inbound movements and 55 outbound movements were counted during
the evening peak hour. He stated they multiplied these figures by 3 to estimate what would
happen with three buildings in the future after increasing for the 10%vacancy in the existing
facility. He noted they estimated an additional 50 inbound movements in the evening and 190
outbound movements. What was estimated in the original report was 22 inbound movements
and 109 outbound movements. The reason the existing facility is generating slightly higher
volumes than what was originally estimated is because of the type of operation which includes
medical/professional operations.
Mr. Lindgren stated one difference between the original report and the present study is that about
1/4 of the traffic that gets from Golfview onto Dundee shows a 50/50 split on traffic going east
and west. The original report anticipated a slightly higher split to the west than to the east.
Mr. Lindgren stated they estimate a peak parking demand of around 200 which is a design peak.
He stated they feel the 270 plus spaces available will accommodate parking demand, including
the office facility. He suggested the use of color coding instead of signage for designation of
office spaces. There would be some signs scattered in the facility to designate parking.
Mr. Lindgren reviewed the processional line ups on the site noting same can accommodate the
procession,parking for the funeral and the office parking particularly since there is some excess
space. He further noted the Village traffic consultant has generally agreed with this and that it
will also be possible to comply with the suggestions in the report by the Fire Department.
Mr. Lindgren stated they surveyed attendance at funerals and vehicle procession lengths in
January. The observations at the sited three funeral homes noted that much fewer people join the
processional than attend the funeral services. Therefore,when speaking of funeral processions in
the range of 25 to 30 vehicles are accurate.
Mr. Lindgren reviewed intersection timings and delays on processions noting it takes about 15
minutes after the service to get the procession organized to leave. Once that procession is in
order and ready to go, vehicles can be discharged in under 3 seconds per vehicle. This means the
entire procession can be out and gone within a few minutes and will probably only affect one or
two cycles of the intersection.
Buffalo Grove Plan Commission-Public Hearing-February 4, 1998-Page 6
Mr. Freedman stated the request is for an amendment to an existing Planned Unit Development
which requires compliance with three sections of the Zoning Ordinance, specifically the Special
Use criteria,the Planned Unit Development criteria and the B-3 Planned Business Center
District. He addressed these criteria as follows:
1. The reports from the Police Department,Village Engineer,Village traffic
consultant, and Fire Department,along with the testimony of petitioner's
consultants clearly indicate that this development will be compatible with
`.J surrounding uses from the standpoint of not endangering the public health, safety,
morals or comfort;
2. The district in which this proposed development is located is a business district.
Nevertheless,the concerns of the Commission relative to the size of the operation,
the multiplicity of uses,the method of egress, and uses both at Dundee Road and
Park View Terrace led to modifications to ensure that the development will be in
harmony with the appropriate,orderly development of the district in which it is
located;
3. This district already permits the development of two additional office buildings
and the testimony presented consistently represents that the proposed use will
have a lesser impact on balance than would that of the two office buildings under
the approved plan;
4. There is no adjacent land to be developed and therefore the special use will not
impede, substantially hinder,or discourage development of any adjacent land and
buildings in accord with the zoning district within which they lie;
5. Adequate utilities, access roads, drainage and/or other necessary facilities have
been provided and, in fact, will not be changed;
6. The parking, stacking and egress on Dundee have all been changed from the
original presentation in order to ensure that they will be of adequate size for the
particular special use,which areas shall be properly located and suitably screened
from adjoining residential uses,and the entrance and exit driveways to and from
these parking areas shall be designed so as to prevent traffic hazards,eliminate
nuisance, and minimize traffic congestion in the public streets.
Mr. Freedman further stated the Planned Unit Development criteria are as follows:
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1. The proposed use will have a lesser impact than the two approved offices and the
testimony of petitioner's engineer clearly supports the fact that there will be no
negative impact with respect to the functions of the natural environment;
Buffalo Grove Plan Commission-Public Hearing-February 4, 1998-Page 7
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2. The proposed location,now totally located along Dundee Road, is much less
impactive than the two approved office buildings. The maximum distance from
this use and the screening proposed from the residential area is far superior than
that which would be achieved under the approved plan;
3. The preservation of adequate,permanent open space for the use of the residents in
the development is not applicable as it is not now nor will it be residential in
nature;
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4. The provision of land area necessary to accommodate any cultural,educational,
recreational, or other public and quasi-public activities necessary to serve the
needs of the neighborhood is also not applicable as it is more appropriate to a
residential development;
5. The original objection to this plan with respect to land use was the multiplicity of
uses and the failure to adequately separate the proposal from the residents in the
rear. This has now been accomplished and an orderly and creative arrangement of
all land uses has been achieved;
6. The provision of developed recreational activity areas necessary to serve the needs
of the residential portion of the development is not applicable in this case as this is
not a residential development;
7. There is adequate pedestrian access on the site and if, and when,a mutual
cooperation is formed with the church,there will be appropriate pedestrian
crosswalks installed.
Mr. Freedman reviewed the Planned Business Center standards noting as follows:
1. The plan has been modified to separate same from the residential area and
considerable landscaping and screening has been added to comply with the
required standards;
2. There will be no merchandise,materials,or equipment stored in any open areas
and there will be no liquefied petroleum gases or propane fuel on site;
3. Setback distances for the proposed facility are well in excess of the required 50
feet from any residential property line.
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Commissioner Krug asked how many people using the Wilmette facility will be drawn to the
proposed facility.
Mr. Murray stated one of the major criteria for people selecting a funeral home has to do with
Buffalo Grove Plan Commission-Public Hearing-February 4, 1998-Page 8
prior service. He stated they do not anticipate drawing many families away from the Weinstein
facility in Wilmette. In addition, there is a plan by another funeral home in Arlington Heights to
build a funeral home adjacent to Shalom cemetery property which would have a great impact.
Commissioner Howard asked if the plan will accommodate the requirements of the Fire
Department.
Mr. Lindgren stated yes.
Commissioner Howard asked if definite IDOT approval has been received for the exit drive on
Dundee Road.
Mr. Lindgren stated they have received concept approval from IDOT which means they will
permit the drive. However,the petitioner must submit engineering detail and must follow up
with IDOT in terms of the fmal design.
Mr. Freedman stated he would have no difficulty in attaching a condition requiring approval of
the access driveway to Dundee by IDOT.
Commissioner Howard asked how many funerals are anticipated for this facility on a daily basis.
Mr. Murray stated they hope to do 500 funerals per year after an initial five year period.
Mr. Freedman stated they anticipate serving 500 families per year after five years and they
anticipate serving those families will entail 350 services on site. For purposes of discussion they
are assuming they are off by 50%and have therefore been using a number between 450 to 500.
They are willing to accept that number for all calculations.
Commissioner Howard asked if that is spread over a 7 day period.
Mr. Freedman stated that is correct.
Commissioner Howard asked what the hours of operation are.
Mr. Murray stated the hours of operation are 8:00 a.m. to 9:00 p.m.
Commissioner Trilling asked if there is any one day busier than another.
`.J Mr. Murray stated there is the slightly more activity the day after a holiday due to the fact that
certain cemeteries are closed on some holidays and there may be more services on the day
following such a holiday.
Commissioner Trilling asked if there is any intention for funeral office staff to use the adjoining
Buffalo Grove Plan Commission-Public Hearing-February 4, 1998-Page 9
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office building.
Mr. Freedman stated they have discussed renting space in the adjoining office building but no
decisions have been made.
Commissioner Trilling asked if any parking spaces would be lost by changing the curb radii to
meet the Fire Department's requirements.
Mr. Lindgren stated he did not believe so.
Commissioner Trilling asked how many normal spaces are lost and how many gained by double
stacking in a north/south procession.
Mr. Lindgren stated it is almost one for one. If a row of two vehicles is put in a parking aisle,
just about as many are parked in a procession type format as would be normally parked.
Commissioner Trilling asked if consideration had been given to turning the east/west parking on
the south side of the parking lot into a north/south direction continuous with the existing parking.
Mr. Lindgren stated they had considered same but felt that it would be a better parking
arrangement as proposed and it also allows for landscaped islands. In addition,the proposed
parking plan provides more parking at a better ratio.
Commissioner Trilling asked how vehicles not joining a procession would exit the site.
Mr. Lindgren stated those vehicles would exit onto Golfview and go through the signal to get
out. Some would also use the Dundee access although they would be held back once the
procession begins.
Commissioner Trilling asked if office parking will also be allowed to exit from the secondary
driveway onto Dundee.
Mr. Lindgren stated he sees no reason not to allow this movement.
Commissioner Trilling noted it would probably be 10 to 20 minutes before people not going to
the procession actually leave the premises.
Mr. Lindgren stated most people who are not in the procession are probably gone within the
initial 15 minutes during which a procession is being set up. There will, of course,be some left
who will be held up by the procession. However,at 3 seconds per vehicle for the procession
exit, it would only be 90 seconds for 30 vehicles which is literally one traffic light cycle. With
60 vehicles it would take 180 seconds which is about two cycles.
Buffalo Grove Plan Commission-Public Hearing-February 4, 1998-Page 10
Commissioner Trilling noted a greater number of vehicles would not be in the procession when
there is a 60 vehicle procession and asked about how many that would be.
Mr. Lindgren stated that would be approximately 150 total that would not be in the procession.
This, of course,would be an extremely large funeral.
Commissioner Trilling noted these kinds of numbers would add substantial clearing times to the
Golfview intersection.
Mr. Freedman noted that in dealing with an unusually large funeral as posed by Commissioner
Trilling,there would be help from the Police Department.
Commissioner Trilling asked what the ratio is for the number of people per vehicle attending a
funeral.
Mr. Lindgren stated the ratio is 2.5 people per vehicle. However, it is not always the same.
Some funerals have more people coming singly and others have many families coming.
Commissioner Berman asked what the typical number of exiting vehicles per hour on a non-peak
basis is on Golfview at present.
Mr. Lindgren stated probably less than half of what is shown as peak hour exiting on the survey
sheets is exiting onto Golfview during the midday period. This is approximately 40 cars per
hour.
Commissioner Berman asked how many vehicles can exit the intersection,given the 3 second
estimation,per cycle.
Mr. Lindgren stated possibly 20 cars per cycle could exit at this intersection.
Commissioner Berman noted he did not feel this was realistic.
Commissioner Berman asked what the maximum number of cars could realistically exit
Golfview in a cycle.
Mr. Lindgren noted his example was, in fact,considering a saturation condition. He further
noted Golfview has a width capable of handling two lanes,although it is not striped that way. In
essence, however, that is how the street operates and there appears to be about a 50/50 split on
right and left turns.
Commissioner Berman asked what the maximum delay is for someone leaving the residential
area who gets caught in the funeral traffic flow.
Buffalo Grove Plan Commission-Public Hearing-February 4, 1998-Page 11
Mr. Lindgren stated they could conceivably wait 8 to 10 minutes.
Commissioner Berman asked where a 100 car funeral would be stacked.
Mr. Lindgren stated they would actually have to be put into parking stalls. He further noted this
kind of a funeral would be very rare.
Commissioner Berman noted this development contains a chapel built for a capacity of 400. At
this kind of attendance and with a 20 to 30%attendance in a procession, it is easy to get into the
60 to 100 car range for the procession.
Mr. Lindgren noted the statistics presented show very few of these types of occurrences.
Commissioner Moons noted it would appear that only 3 to 4 cars can go through the intersection
on a regular basis as experienced by those in the audience. This being the case,then trying to get
60 cars to leave the area would require a significant amount of time.
Mr. Lindgren stated he does not agree with this assessment. He stated there is no saturated
situation which would push this intersection to capacity and bring it to the point where it would
become that bad.
Commissioner Samuels asked at what point a funeral is considered large enough to require police
help for dispersal.
Mr. Murray stated many factors are taken into account such as the age of the deceased,whether
there is a large family,whether the deceased is a local personality or business leader, etc. In
other words,they would never be taken by surprise.
Mr. Murray further stated if 20 to 25 cars not included in a procession need to get out after a
funeral service, he would most likely call for police assistance.
Commissioner Samuels asked if this police assistance would be paid for.
Mr. Murray stated they would pay for such assistance if they were to give advance notice to the
police. However, if a situation occurs spontaneously,they would assume such help would be
forthcoming. He further noted he has spoken to the Buffalo Grove Police Department and has
received this kind of feedback.
Commissioner Viehman asked what is the Loewen Group's intent with regard to the office
building relative to the tenants that are currently there.
Mr. Freedman stated it is not Loewen's intention to occupy or take over a substantial part of that
building.
Buffalo Grove Plan Commission-Public Hearing-February 4, 1998-Page 12
Chairman Goldspiel asked for an explanation of the Fire Department's concerns and a comment
by Mr. Wright of Benes &Associates.
Mr. Wright stated the Fire Department raised the issue on the four corners of the building on the
site plan and whether the fire truck would be able to get through, particularly if there are parked
cars. He stated they used a template of the wheel path for a fire truck and overlaid same on the
site plan. He stated they have looked at all four corners to ensure maneuverability for fire trucks
and have made several suggestions for either removing cars or pulling curbs further out in order
to facilitate turning movements for the fire trucks.
Chairman Goldspiel asked if the intersection at Dundee and Golfview would function better if it
were striped into two lanes.
Mr. Lindgren stated he feels the intersection is operating reasonably well as is. He noted striping
restricts movements and may not be necessary here. It may be a good idea to improve lane
markings at this intersection to make it brighter than it is now.
Chairman Goldspiel asked what the view is for someone standing on the south curb of Park View
Terrace looking at the site.
Mr. Hay stated the berm is 8 feet in height and the building is 19 feet, 6 inches.
Mr. Lindgren stated a resident on the first floor of his home can look across the berm and
probably would not see any of the vehicles or lower level of any existing facilities. With some
foliage on the trees,the only thing visible would be about the top 1/4 to '/2 of the building at best.
Chairman Goldspiel asked if there would be sufficient space for the planting on top of the
berming to flourish.
Mr. Hay stated they have been using sprinkler systems throughout many projects, as would be
used here, so that there would be no maintenance problems. He further noted an agreement with
the existing office building under which Loewen would be maintaining all the properties.
Commissioner Viehman asked if the detention plans both past and present have been reviewed
and verified.
Mr. Kuenkler stated all the improvements in existence were constructed in conjunction with the
first office building and will service the proposed project.
Mr. Elroy Sandquist stated he is the attorney representing the Covington Manor Condominium
Association comprised of 132 homes immediately to the south of the proposed facility. He
stated the simultaneous funeral services and processions will have a deleterious impact on the
surrounding community. These services will be 7 days per week until 9 or 10 p.m. whereas an
Buffalo Grove Plan Commission-Public Hearing-February 4, 1998-Page 13
office complex is Monday through Friday, 9 to 5 p.m.
Mr. Sandquist stated he does not feel the standards for a Special Use have been met. He stated
specifically the plan fails in that it is not in harmony with the appropriate, orderly development
of the district in which it is located. Further, it will be injurious to the use and enjoyment of
other property in the immediate vicinity. Finally, it does not meet the requirement that parking
areas shall be of adequate size and the entrance and exit driveways to and from these parking
areas shall be designed so as to prevent traffic hazards,eliminate nuisance and minimize traffic
congestion in the public streets.
Mr. Sandquist noted the Village approved the construction of Covington and assured the
homeowners that they would have alternate access other than Golfview. Apparently this is not
feasible and because of the unique landlocked nature of the Covington and Coves developments,
this plan is not suitable for this site. The proposed curb cut on Dundee directing all processions
to the east does nothing to change the fundamental negative impact upon the residents. He stated
the residents have a right to be angry with a site plan which has been scaled down as a
concession,while leaving the size of the chapel space basically the same,and providing a curb
cut which does not change the deleterious nature of the traffic situation.
Mr. Joseph Zgonina noted his professional qualifications and stated he has been retained to
evaluate the subject property from a civil and traffic engineering standpoint. He stated the
funeral home itself is basically a good land use but does not belong at this location. He stated the
major issue facing this project is what happens in the evenings. The majority of people going to
this type of land use show up at night. With parlors holding 300-400 people, there is a great deal
of concern. Residents go out at night to recreational facilities and commercial developments
which also have their major use in the evenings. The concern with this project is the number of
vehicles that will be arriving at night after 7:00 p.m. He stated this is not a limited type of land
use. Instead he noted this is use which will run from 8:00 a.m. to 9:30-10:00 p.m. There are
various facets to the operations of a land use of this type. Various employees and deliveries start
the mornings off. Then there are people coming to the facility during the day to make funeral
arrangements. Basically this is an all day land use. He stated this is a land use which does not
belong in this area because it is competing with a residential development to the south as well as
the office facilities to the west.
Mr. Zgonina stated the traffic study does not indicate what will happen at night. Nowhere is any
data presented as to how many cars will be entering and exiting this site after 7:00 p.m. when you
have the greatest number of people who will be utilizing this facility for wakes and visitations.
Those traffic volumes which will occur well into the evening are going to have the conflicts on
the adjacent land uses into the area. People from the south will not be able to gain access out to
the roadway. He stated there is competition for the lane capacity on the street system, and more
so at night because of the inadequate signal timing which currently exists at this location.
Mr. Zgonina stated that when you do not have adequate data for a particular type of land use
Buffalo Grove Plan Commission-Public Hearing-February 4, 1998-Page 14
which is published data, it is necessary to obtain data from competing type of land uses. He
noted it is his opinion the data which was presented should have included the size of the facility,
the number of funerals, and the activities of the Grove Chapel on the north side of Buffalo
Grove. Therefore,he does not feel the Village has adequate data to determine if the projections
as presented in the traffic report are accurate. He further noted that 30 cars during the peak hour
is definitely misleading information as any land use which generates only 30 cars does not even
require discussions because the street system can absorb that type of traffic. But,the report does
not address the fact of getting the cars into and out of the facility without impacting the other
�./ users of that roadway.
Mr. Zgonina noted Golfview Terrace is not only used by the residents to the south but by the
church and day care center to the west which uses Golfview Terrace for access to its property. In
addition, the office facility itself creates competition for traffic and parking. Anyone who wants
to gain access to the office building now has to cut through cars and landscaping in order to gain
access to the building. Currently this is not the situation. Every land use has parking
perpendicular to the building instead of parallel. In this case parking is parallel to the office
building and perpendicular to the proposed funeral home. Therefore,the primary use on this
property is now switched from the office facility to the funeral home. He further noted the
required parking for one funeral home is equivalent to two office buildings. In addition, it will
be very confusing to have color coded parking.
Mr. Zgonina further stated the parking and queuing for the funeral processions which are lined
up will not work. He noted you cannot park vehicles in the southwest corner or southeast corner
of the parking lot and yet try to have sufficient room available that will not compete with the
people trying to get into and out of the parking lot for the office building itself.
Mr. Zgonina stated the Fire Department equipment being analyzed would be a pumper truck and
does not provide for the use of a hook and ladder truck which may be necessary for this two story
property. In addition the turning radius provided will not be sufficient for a hook and ladder
truck. Even the pumper truck could not pass under a canopy and therefore a by-pass lane in front
of the canopy would be necessary.
Mr. Zgonina stated that because of the hydraulic radiant of the stormsewer located at the
northwest corner of the building which is to be extended to the west to pick up the parking areas
and driveways in front of the building,the site will need to be lowered. Lowering the site causes
a conflict with the potential high water elevation with respect to the overflowing of storm water
out into Dundee Road. This means the building would have to be set approximately two feet
higher than the existing ground elevation. If this done the current driveway slope from the
property line of Dundee Road down to the apron of Dundee Road is 4.6%which is too steep for a
commercial driveway.
Mr. Zgonina further stated he felt it would be very difficult to institute shared parking with the
church facility to the south. He stated the ability to park next door is very remote as most people
Buffalo Grove Plan Commission-Public Hearing-February 4, 1998-Page 15
would not want to do that.
Mr. Zgonina stated it will be impossible to raise the berm to 8 feet. He noted you need over 30
feet in order to get a 5 foot high berm to be able to properly mow same.He stated the Golfview
Terrace pavement is older and probably does not have the proper structural coefficient to be able
to accommodate the volume of traffic which will be generated by this facility. If this facility is
considered,the developer should be held responsible for the repair of this roadway in bringing it
up to the standards necessary to be able to accommodate the volume of traffic which will be
generated by this facility. In addition,there are no streetlights which will make it difficult for
people to see where the driveway is located which will cause additional backups unto the street
system. He further stated there is insufficient green time in the signal system to be able to
accommodate large volumes of traffic which will be coming into the facility at night. He stated
you cannot increase the length of the left turn lane because the entrance taper hits the median
break at Betty Lane. From a geometric standpoint there is not enough room on Dundee Road to
be able to improve the facility to have more capacity for left turners trying to get into this
property. He also stated the traffic signal at Golfview and Dundee is rather archaic and outdated
and recommended the petitioner be responsible for the total redevelopment and reconstruction of
the signalized intersection in order to be able to get more green time.
Mr. Zgonina stated the parking plan which has been presented does not work. The length of
distance a person would have to walk either to the office facility or the proposed funeral home is
questionable. There are conflicts with the circulation drives within the parking lot which does
not increase the efficiency of the operation of the parking lot and only leads to traffic backups
and the potential for accidents or hitting pedestrians.
Mr. Zgonina stated the mixture of land uses is good from a development standpoint. However,
this site has three types of land uses and you have the conflict of the funeral home all day long
competing with the residential land uses to the south as well as the office facilities. From a
traffic standpoint this is not the land use that belongs on this site.
Mr. Zgonina stated that this type of land use dictates to everyone what can be done. There is no
freedom of movement to leave your residence to get out onto the roadway. There will be
competition for the residents to the south in trying to get out at night with all the evening
visitations and wakes compounded during the day with funeral processions.
Commissioner Krug asked what evidence there is to support the testimony that residents had
been promised a second access.
Mr. Sandquist stated he has no such specific evidence.
Commissioner Krug stated he does not recall there ever being a notion of a second access to the
site.
Buffalo Grove Plan Commission-Public Hearing-February 4, 1998-Page 16
Chairman Goldspiel commented that he has reviewed the minutes of the Plan Commission
discussion concerning the second access to Covington. He indicated that the record shows that
although the Village tried to achieve a second access,the effort was not successful and the
Covington development was approved with Golfview Terrace as the only access.
Mr. Sandquist apologized and stated it was his understanding there had certainly been
discussions about such access and several of his clients had been under such impression.
Commissioner Krug stated there had been such discussions at the time the development was
proposed. However, a second access was impossible due to constraints by adjoining
communities and surrounding land uses.
Mr. Arnold Slutsky of 516 Parkview Terrace,representing The Coves,reviewed Mr. Freedman's
response of January 23, 1998 to a letter sent to him by the Board of Directors of The Coves of
Buffalo Grove dated December 9, 1997 asking for specific information. He noted the letter
stated as follows:
1. The financial details requested are proprietary to the Loewen Group and therefore
will not be provided.
Mr. Slutsky stated they had asked for this information was to determine if the volume figures
would justify the expense of this facility and remain a viable tax producing entity. In addition
they felt this facility could become an embalming clearinghouse for other facilities as shown on
60 Minutes.
2. The number of total funerals,visitations and other services performed for the two
year period from January 1, 1996 through December 19, 1997 with respect to the
specific facilities referred to in your letter are: a) 817 families served at Oehler-
Des Plaines of which 519 resulted in visitation and 298 involved no visitation; b)
553 families served at Oehler-Arlington Heights of which 408 resulted in
visitation and 148 resulted in no visitation; c) 1,800 families served at the
Weinstein facility in Wilmette which included only 12 visitations separate from
funeral services.
Mr. Slutsky noted the Oehler facility in DesPlaines had 519 visitations and is a much small
funeral home than the proposed facility as is the Oehler facility in Arlington Heights. In addition
these funeral homes had no Jewish funerals. The Weinstein facility is also smaller than the
proposed development. He questioned the limited amount of usage proposed by the petitioner,
noting that the other funeral homes are all smaller with less body storage and yet already have
the numbers of funerals that will equal the ones at the proposed site.
3. They anticipate after 5 years of operation, serving approximately 500 families per
year at the proposed facility of which approximately 350 of which would actually
Buffalo Grove Plan Commission-Public Hearing-February 4, 1998-Page 17
involve a funeral service at the facility. Even assuming a 50%error factor,we
anticipate a total at most of 450-500 events per year at the facility of an average of
1 %2 services per day on an annualized basis. Inasmuch as we project only about
25%of the families to be served will be Jewish, our projections are in keeping
with the actual statistics of experience generated by the existing Loewen facilities
heretofore referred to.
Mr. Slutsky stated that with a large Jewish population in Buffalo Grove, Wheeling,Arlington
Heights and Long Grove, there will be more than the proposed 25%. This is the second largest
facility in the entire Chicagoland area and it therefore seems strange that they will do less
business here than at any of their smaller facilities.
4. With respect to the request for names and locations of existing funeral homes
which function with a residential street as the main traffic access,we feel that
Golfview Terrace is not such a street. Inasmuch as Golfview Terrace has been
designed to and, in fact,does accommodate the office building presently existing
on the site, we take issue with your characterizations that it is a residential street.
Furthermore our modified proposal provides for all funeral processions to exit the
property on Dundee Road and completely avoid Golfview Terrace.
Mr. Slutsky noted that every single vehicle must enter through Golfview Terrace. Those cars not
in the procession will also be using Golfview Terrace which will still put homeowners at the
mercy of the funeral home seven days per week from 8:00 a.m. to 9:00 p.m.
Mr. Bob Haskin of the Dunlo Highlands Homeowners' Association stated Dunlo Highlands is a
subdivision of about 70 homes east of Covington and they are still concerned with the
stormwater flooding received from this property. He stated Dunlo Highlands has become
Covington's fourth retention pond . He further stated all of the funeral traffic heading east on
Dundee Road will block Golfview,Betty, Ellen and Old Buffalo Grove Road. It is anticipated
that most of the traffic will also turn right on Buffalo Grove Road and also block residents
exiting onto Buffalo Grove Road. He asked that any plan for this property include a plan to
eliminate the flooding in Dunlo Highlands and that the Village of Buffalo Grove request that
IDOT allow traffic exiting the funeral home to turn eastbound and westbound on Dundee Road.
This would at least lessen the severity of expected traffic delays.
Mr. Felix Gurais, 1002 Brentwood Circle,noted the proposed overflow traffic to be parked at the
church will be coming down Parkview Terrace to share parking at a church facility which already
is saturated with activities well into the evening hours. The effects of the church traffic are
already being felt by the residents. He also stated most people will forego parking in the church
lot in favor of double parking on Golfview.
Mr. Bob Wakeum,486 Parkview, asked the Commission to consider the figures offered by the
petitioner about how much usage there will be at this proposed development. He noted this is
Buffalo Grove Plan Commission-Public Hearing-February 4, 1998-Page 18
much larger than a typical funeral home. He asked why the plans are calling for two embalming
tables which could conceivably embalm 12 bodies per day. If there are only to be 1 'A funerals
per day, why is this the case. He stated he certainly hopes this facility will not be a central
facility for embalming bodies for other funeral homes.
Mr. Murray stated this would not be the case and further noted that Mr. Loewen himself has
stated they will not be centralizing their services.
Mr. Wakeum asked why then the capacity to embalm 10 to 12 bodies per day.
Mr. Murray stated all embalming does not take place in one day.
Mr. Wakeum stated he believes that the kind of facility being proposed at this site is going to be
used for more than 1%Z funerals per day. He further noted that the proposed parlor for 400 will be
used frequently and shows how much the facility will be used.
Mr. Mark Allen, 393 Covington Terrace, noted that the Washington Post considers the Loewen
Group as one of the big three in the funeral business and stated the article further stated "all
three large chains operate under what they call the cluster principle,buying more than one
facility in an area to share operating costs and maximize profits. Hearses and limos use one
central transportation facility and bodies are collected by individual funeral homes but processed
through a central board."
Mr. Anthony Maiorello, Grove Memorial Chapel, stated his facility has been open since 1996
and they have serviced 50 families. He stated his facility is 9,700 square feet and is situated on
2.5 acres of land. He further stated the proposed project is proposing to do 500 funerals per year
and does not know where these numbers will come from. He noted such a large development
requires greater acreage.
Mr. Howard Katzenstein,488 Parkview Terrace,noted this proposed development is not in
accordance with the Special Use requirements based upon the intensity of this facility. He stated
even though the building has been decreased in size,the number of funerals and the size of
funerals have not changed and the function is therefore the same as it has been from the start. He
further stated the new access onto Dundee has no impact on the residents who will be coming out
on Golfview. Therefore,this new plan will have no different impact on the residents than
originally planned. He further noted it took twice as long to sell homes in Covington in 1997
than it did in 1996 before this project was considered. Although there is no assurance that the
cause is do to this development, it is something that should be considered. He noted the traffic
study states the previous proposal had considered the safe and efficient access to and from
Dundee could not be provided due to the site configuration. He suggested that nothing has
changed here and it remains unsafe and inefficient for the residents and therefore urges a no vote
for this proposal.
Buffalo Grove Plan Commission-Public Hearing-February 4, 1998-Page 19
Mr. Grant Christine, 363 Parkview Terrace, asked if overflow parking could really be prevented
on Parkview Terrace if this project is built. He noted when residents have visitors,those visitors
park on the street and there will not be sufficient room for any additional parking if the funeral
home site begins to infringe on such parking. He also asked what happens to this facility if it
fails.
Mr. Gerald Bell, 351 Parkview Terrace, stated he does not believe anyone contracts for overflow
parking unless they anticipate a need. Therefore all of this overflow traffic would need to be
directed onto the church lot creating a tremendous traffic flow. In addition,these overflow
vehicles may want to be included in processions and would further increase the traffic flow.
Ms. Ruth Reynolds, 367 Parkview Terrace, stated that each new development in the area has
brought visible changes to the detention process in the area. She asked where embalming fluid is
drained.
Mr. Mort Winokur, 371 Covington Terrace, asked what happens when overflow parking is
directed to the church and conflicts with traffic pickup of children at the church occurs. He
further asked where snow removal would be placed.
Ms. Karen Latzel, 354 Dundee Parkway, stated she lives directly across the street from the
proposed development. She stated she represents Whitehall Manor which is opposed to this
development. She stated there is already a traffic problem at the corner of Golfview Terrace and
Dundee Road. Adding another exit onto Dundee Road will further compound this problem. She
stated there have been many accidents at this corner. In addition, she noted there has been
flooding in the past on Dundee Road from Golfview down to Buffalo Grove Road. Both
residential subdivisions and some businesses had sewer backups in several areas. There has been
no discussion as to solving this problem. Further any waste from a funeral home does not have
to be treated and goes down sewers. This area does not have an overlift pump system which
prevents sewer backup.
Ms. Carol Barnes, 3 Chenault Court, stated her sewers backed up last year and asked if the
proposed development will further compound the problem.
Mr. Raphael Pena, 355 Dundee Road, stated his business will be hurt when his patients are
delayed through traffic congestion. In addition,the new parking configuration will make it
difficult for some of his older patients to come into the office. He further noted there is no way
to know what traffic will be like 5-10 years down the road on Dundee and this project may be
creating a traffic nightmare.
Li
Ms. Marlene Kornick, 512 Parkview Terrace, stated the people in her community are very
concerned about the detention ponds,the disposal of embalming fluids,rodents,and real estate
values.
Buffalo Grove Plan Commission-Public Hearing-February 4, 1998-Page 20
Ms. Nina Tenney, 355 Dundee Road,noted embalming fluids are hazardous waste products and
it may be a good idea to check what may be created if they are released into the air and sewers.
Darrell Wright of Benes&Associates reviewed the signal timing surveys and funeral procession
surveys. He stated there were no traffic figures for evenings or Saturdays because evening peak
hours during the week would be very similar to what occurs midday on Saturdays which was
analyzed.
Mr. Wright noted the driveway access into and out of Golfview would not be closed even as a
procession is forming. Further,he reviewed the parking plan stating that for efficiency and to
avoid having people walk between vehicles, it would be better to have people go toward the use.
However,the principal use for this site would now be for the funeral home and that is where you
will now find the closer spaces oriented
Mr. Wright stated the Buffalo Grove Fire Department has reviewed the plans and indicated the
size of radii they require. He further noted the critical vehicle for the Fire Department is the
pumper and not the hook and ladder as noted previously. He stated the west bound left turn lane
on Dundee Road onto Golfview Terrace is about 75 feet,allowing for 3 cars with a fourth car in
the taper portion. He noted that in the evenings, opposing traffic coming eastbound on Dundee is
not as heavy and there will be more green time and gaps to allow for the left turns onto Golfview.
Therefore this left turn lane is not overly deficient.
Mr. Kuenkler stated the project was designed for the full parcel and he deems same to be
adequate for this development. He further stated that as far as the drainage onto Dundee Road as
noted by Mr. Scannina,he is not aware of a situation which cannot be addressed in final design.
Mr. Lindgren stated the parallel aisles and perpendicular aisles has been addressed by Mr. Wright
and further noted that from the standpoint of an office park this issue is not as critical as it might
be in a shopping center as was also indicated by Mr. Wright. He stated they were trying to
maximize parking, even though they are significantly over what the ordinance requires. Further,
they felt they could provide the up-front circulation for the office building which they have done,
with visitor parking facing the building and employee parking going out in a perpendicular angle.
Mr. Lindgren noted they did survey evening traffic for visitations and found that a funeral for
113 people shows approximately 30 vehicles in and out. He further noted that evening visitation
are spread out during the evening,creating no real rush. At 9:00 p.m. when visitation is over,
they may occasionally be a significant number of vehicles coming out, although experience has
shown it is usually still not a great deal of traffic.
Ms. Fazio stated Mr. Scannina was analyzing a model which was done to scale in a 3-
dimensional consideration as to building size,trees,and cars and was by no means a model of the
proposed grading work or the existing grading work. Much of the contours and designs are
strictly artistic. She further stated she is confident this site can work not only according to
Buffalo Grove Plan Commission-Public Hearing-February 4, 1998-Page 21
Village ordinances but according to good engineering practice.
Ms. Fazio stated Mr. Zgonina was correct in stating they will not be allowed to shed any
drainage onto Dundee Road stormsewer system,nor would she propose to do such a thing. The
percent slope which may be created may be on the higher side,however,she does not see a
problem with using a 4 percent slope which will be used if found to be necessary.
Mr. Freedman stated all of their consultants' testimony has met with concurrence from Village
experts. There has been independent verification from the Police Department and Fire
Department that this project is in concurrence with their requests. Despite the scepticism of
traffic volumes,the reality is that the traffic counts are valid. He noted they do not need church
parking for overflow as they are above ordinance requirements. He further stated that if there is a
concern with this kind of agreement,they will not pursue same as they do not feel they will ever
need overflow parking.
Mr. Freedman stated the comments from the owner of Grove Memorial Chapel bears out their
own projected counts. Mr. Maiorello expects a volume of 150 families served per year in five
years. This would verify the expected number of 500 families served in five years for the
projected development.
Mr. Freedman stated every issue has been addressed as posed by the Plan Commission. The
footprint has been reduced,the multiplicity of uses has been eliminated,IDOT has changed its
position on Dundee access and landscaping and screening has been fully addressed.
Ms. Dolores Cavanaugh, 397 Covington Terrace, asked if the Loewen Group is purchasing only
lots 2 and 3 or the whole parcel which includes the existing office building.
Mr. Freedman stated Loewen is buying only lots 2 and 3.
Ms. Cavanaugh stated she had checked with the Clerk of Cook County and Lots 1, 2 and 3 were
all owned together.
Mr. Katzenstein asked if the restriction that there be no two funerals at the same time would be
included in any recommendation. In addition,he asked that a restriction be placed that no more
than 500 funerals per year be held and that there be no funeral at the same time as a visitation.
They have also indicated that Sunday funerals would be infrequent and wondered if that might
also be added as a restriction.
Tom Damico, 373 Covington Terrace,asked why anyone would want to put a facility where the
local community and surrounding residents do not want same.
Ms. Reynolds noted that embalming fluid drains blood from a body. Therefore, both embalming
fluid and blood drains into the sewers and she asked what can be done to keep sewers hygienic.
Buffalo Grove Plan Commission-Public Hearing-February 4, 1998-Page 22
Mr. Freedman noted there are no laws requiring special disposal of these fluids or treatment
g any P P
of same.
Dr. Pena stated hospitals are required to remove their infectious waste. He further noted that
color coding of parking spaces may work for a while,but once it snows that is obliterated.
There being no further comments or questions from anyone else present,Chairman Goldspiel
closed the public hearing at 11: 40 p.m.
Respec submi ed,
t
Fay Rubin, a ording Secretary
APPROVED BY:
_ "49P EN GOL SPIEL, Chairman
Buffalo Grove Plan Commission-Public Hearing-February 4, 1998-Page 23