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2002-04-17 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission Document Type: ❑A e g nda 0 Minutes Meeting ate: 04/17/2002 Type of Meeting: PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION April 17, 2002 Zoning Ordinance, consideration of amendment to Section 17.44.060.C.1.e. Special Uses in the B-5 Town Center District to include "family Entertainment center," and Chapter 17.44 —Business Districts Pertaining to amusement and entertainment uses Vice Chairman Samuels 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. Vice Chairman Samuels 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 Ottenheimer Mr. Samuels Ms. Dunn Mr. Panitch Mr. Smith Ms. Bocek Ms. Kenski-Sroka Commissioners absent: None Also present: Ms. Debi Kamick, Amlex Developers Mr. Bill Feldgreber, Amlex Developers Mr. Michael Werthmann, Kenig Lindgren O'Hara Aboona Mr. Craig Johnson, AMF Bowling Inc. Mr. William Raysa, Village Attorney Mr. Bruce Kahn, Village Trustee Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Village Planner Chairman Ottenheimer stated he is a principal and has a financial interest in the proposed Cosmic Zone family entertainment center, and will recuse himself from the matter pertaining to amendments of the Zoning Ordinance. Mr. Pfeil stated the zoning ordinance generally and the B-5 District specifically does not really have a use that encompasses all of the activities in the proposed facility. The bowling will be permitted in the B-5. The laser tag and video arcade games are not things that are allowed in the zoning ordinance at the present time. Staff has researched the topic, including other municipal ordinances, and developed a definition for the family entertainment center to start discussion. Staff proposes to add that defined use into the B-5 as a special use. Mr. Pfeil stated he would like the Commission to consider the current structure of the B-2 and B-4 Districts, which also have certain amusement activities listed as permitted uses. Also the word "recreation" is used, so the Commission might want to consider whether or not in the B-2 and B-4 Districts those current permitted uses should become special uses. This change would have implications for other shopping centers in the Village, in particular the properties zoned B-2 and B-3. The uses allowed in the B-3 District are basically carried forth from the B-2 District. Mr. Pfeil explained that the proposed definition of a family entertainment center is "A facility wholly enclosed in a building providing a variety of amusement and recreation activities to the general public for a fee. Activities include a principal recreation use, such as bowling, appealing to a broad range of age groups. Accessory activities may include amusement devices (electronic games and other equipment as defined in Section 5.12.010 of the Buffalo Grove Municipal Code), batting cages, laser tag, party rooms, pool/billard tables, retail sales, and the service of food and alcohol (pursuant to applicable Village regulations)." The intent of this definition is to identify the range of uses that would be typical of family entertainment center and then carrying that into the B-5 as a special use so that operational parameters are defined, such as age restrictions, supervision, the security plan, hours of operation. Vice Chairman Samuels stated he has not had a chance to review this thoroughly and would be amenable to discuss some of the items contained therein. However, he noted that this is the sort of thing done at a workshop when better discussion can be had. Mr. Pfeil noted that since the public hearing has been opened, the alternative is to continue the hearing. Commissioner Panitch asked if the definition that was created is a direct cause of the petitioner's project or is it something that has been defined regardless of the petitioner. Mr. Pfeil stated the definition is specifically intended to capture what is being proposed for the Cosmic Zone. The draft does try to make the definition fit the particular proposal at hand. However, the proposed text amendment is not restricted to bowling, so in theory there could be other types of recreational activities as part of a family entertainment center. Commissioner Panitch asked if the second part of the definition is necessary, specifically where accessory activities are noted. Mr. Pfeil stated brevity is always good. There may be new interpretive issues as new activities are proposed. Vice Chairman Samuels stated he understands the concept of being illustrative rather than all encompassing. Mr. Pfeil noted the Building Commissioner had suggested that similar uses be put in the accessory activities part of the definition. The thought of similar uses could be more encompassing as far as future things that might be proposed. Commissioner Panitch asked about the age restrictions and noted some schools will have different hours than the ones in this community. Vice Chairman Samuels stated this has the nature of a truancy type of ordinance and he does not feel it is appropriate. To automatically bar someone because school is in operation is not appropriate. Mr. Pfeil asked if any age restriction is necessary in the definition. Vice Chairman Samuels stated no. He said that it is appropriate for the facility to create its own restrictions that they will find necessary and appropriate to maintain order. Commissioner Panitch noted he feels the Village curfew is sufficient. Vice Chairman Samuels stated a requirement of operating a facility such as this should be dealt with in the enabling ordinance and require security. Commissioner Panitch stated the sentence that a security plan, subject to approval by the Village is required prior to insurance of a certificate of occupancy is the key. He noted the commission needs to know what the plan is and they need to then adhere to a plan. It may not include full time from opening to close, but there needs to be a plan and the Village should be the monitoring agent of that plan to make sure it is adhered to. Vice Chairman Samuels noted it may be tied more to time of day. There need to be some parameters and it should be left to work out with the Village. Commissioner Panitch stated he agrees with the proposed hours of operation. However, if the liquor license is in conflict then that cannot be allowed. Mr. Pfeil stated that various regulations need to fit together. The liquor license is discretionary and granted for specific properties; not all businesses can obtain a liquor license. The restrictions concerning business hours within 80 feet of a residential property line is in the Municipal Code now, so it is a base requirement that pertains to all property in the Village. The liquor license requirements will have to be coordinated with other parts of the Municipal Code. Mr. Raysa stated there is no variation authority to Chapter 5.40 concerning business hours for properties within 80 feet of a residential property line. However, if the liquor license was for 2:00 a.m. and Chapter 5.40 is still in effect, his opinion is that Chapter 5.40 would control. Commissioner Panitch asked if it is necessary then to put the hours of operation in the ordinance. Mr. Raysa stated yes. It is two separate issues as to hours of operation and liquor license. Vice Chairman Samuels stated the B-5 District is a mixed-use business center district that functions differently than a typical B-2 center next to a residential property. This entire B-5 district was planned to have the mixed uses. A hotel was approved for a portion of Town Center near the residential area. The hotel would certainly have been a 24-hour operation. He questioned whether Chapter 5.40 should be applied to property in the B-5 District. Mr. Raysa stated Chapter 5.40 is on the books and it applies to all the property within the Village. Commissioner Panitch stated regarding permitted uses, if the one use is being put as a special use in all three Districts as opposed to a permitted use, he is in favor. Commissioner Bocek asked if there is a reason for putting restrictions on the uses that are included under this category. Vice Chairman Samuels asked what the ordinance says regarding coin-operated amusement devices. He suggested it would be appropriate for an ordinance that enables a "family entertainment center" to prohibit the placement of cigarette vending machines within the facility. Mr. Raysa stated in regards to the amusement devices, no more than one jukebox and no more than three coin operated amusement devices are allowed. But in a business establishment with a Class A or Class B liquor license you can have up to eight coin-operated amusement devices, providing there is a minimum of 30 square feet of floor area for each amusement device. As far as gambling, that is governed by State statute. Vice Chairman Samuels asked if they could restrict under home rule or under a special use ordinance. Mr. Raysa stated yes. Vice Chairman Samuels then suggested that the Village not permit those types of devices that give out tickets or tokens or somehow otherwise reward players for high scores. Commissioner Panitch noted he had the same problem with the violent nature of some games. He asked if there was any way to control the content of games. Vice Chairman Samuels stated his problem is that games that give tickets or tokens is simply gambling for minors and that is the type of thing he does not want to see in a family entertainment center. Commissioner Panitch asked if the code needs to be amended relative to eight games and if it is amended he asked if it can be amended relative to content. Mr. Raysa stated the code definitely needs to be amended to allow the request for 30 games. As far as the second question is concerned he would need to check that out, although the first thing that comes to mind is the First Amendment. Commissioner Smith asked for staff recommendations on these issues. Mr. Pfeil stated that staff needs to take these comments under advisement and provide the Commission with a revised proposal for a text amendment at the continued hearing at the next meeting. Mr. Feldgreber stated that the early inquiry about games that provide tickets for spending on gifts or rewards is know as "redemption." That is the industry term for putting a coin in a machine and earning tickets based on performance during the game. He stated he does not personally like the redemption concept, and he does not intend to have any redemption activities at the Cosmic Zone. Mr. Feldgreber stated the State covers the issue of cigarette vending machines. If you have a bar serving customers 21 or older, then a cigarette machine can be anywhere within the bar. If you have a site that has underage individuals in it, the machine must be within a certain distance to a check out desk, a cash register or an adult employee. He further stated he does not mind having that in the ordinance. Mr. Feldgreber noted that they will have 35 people working in the facility and everyone in the building will be watching people. So there is coverage at all hours of operation. Coverage will be increased at peak times with an outside company. He noted he is fine with that issue. Mr. Feldgreber noted the three bowling centers closest to Buffalo Grove have hours of operation from 9:00 a.m. to 2:00 a.m. Hawthorn Lane hours of operation have hours of operation from 9:00 a.m. to 2:00 a.m. on Fridays and Saturdays. Arlington Bowl is open 9:00 a.m. to 2:00 a.m. This is a touchy issue for him. If he has to cut alcohol to 1:00 a.m., it is not a problem for him. Vice Chairman Samuels noted that what the petitioner and the Commission talked about was professional security as opposed to the employees of the facility itself being responsible for the security of their own premises. Commissioner Panitch asked how many of the employees will be over 21 years old. Mr. Feldgreber stated all senior staff members and all managers will be over 21. There being no further comments or questions from anyone else present, Vice Chairman Samuels continued the public hearing to the next regular meeting. Mr. Pfeil stated that would be May 1, 2002. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: MICHAEL SAMUELS, Vice Chairman Board or Commission: ❑ Plan Commission Document Type: ❑A e g nda 0 Minutes Meeting ate: 04/17/2002 Type of Meeting: PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION April 17, 2002 Proposed Cosmic Zone family entertainment center, Buffalo Grove Town Center (former Cub Foods building), 350 McHenry Road, Amendment of Planned Unit Development (P.U.D.) and approval of a Special Use in the B-5 Town Center District Chairman Ottenheimer called the hearing to order at 9:05 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Ottenheimer 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 Ottenheimer Mr. Samuels Ms. Dunn Mr. Panitch Mr. Smith Ms. Bocek Mr. Kenski-Sroka Commissioners absent: None Also present: Ms. Debi Kamick, Amlex Developers Mr. Bill Feldgreber, Amlex Developers Mr. Michael Werthmann, Kenig Lindgren O'Hara Aboona Mr. Craig Johnson, AMF Bowling, Inc Mr. William Raysa, Village Attorney Mr. Kahn, Village Trustee Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Village Planner ZONING ORDINANCE, CONSIDERATION OF AMENDMENT TO SECTION 17.44.060.C.1.e. — SPECIAL USES IN THE B-5 TOWN CENTER DISTRICT TO INCLUDE "FAMILY ENTERTAINMENT CENTER," AND CHAPTER 17.44 — BUSINESS DISTRICTS PERTAINING TO AMUSEMENT AND ENTERTAINMENT USES The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Interior Floor Plan dated April 9, 2002 Exhibit 2: Preliminary Parking Site, dated September 4, 1997 by Groundworks, Ltd. Exhibit 3: Materials Samples dated April 17, 2002 Chairman Ottenheimer stated he is a principal and has a financial interest in the proposed project and will recuse himself. Vice Chairman Samuels made the announcement of the purpose of the hearing. Ms. Debi Kamick stated their purpose was to seek a change in the zoning ordinance and the Special Use in the B-5 Business District and the amendment in the P.U.D. She stated they now have a definition of the family entertainment center as a unique community based recreation entertainment destination with family appeal and reliance on repeat customers for their success. She noted there are some beneficial reasons for the family entertainment center, specifically to the Village in the sense that it will definitely provide needed local recreational activities for the youth and families of Buffalo Grove under a controlled environment. It is also a requested need based on public comments and inquiries from private leads and local high schools showing their interest already in the center. They also see it as a benefit to the Village as a tax revenue issue. It will be beneficial to the Town Center itself because more people in the center drives more people to shop in the other stores surrounding the center itself. Ms. Kamick stated alcohol will be allowed in the batting cages area, laser tag arena and the bowler's area. There will be no food or beverages of any kind allowed at any time in the bowler's approach area. It will also be allowed in the concourse area, the game room, the party rooms and restaurant and lounge area. Smoking will not be allowed in the restaurant at any time, will not be allowed in the laser tag area or in the batting cages. Ms. Kamick stated the established hours for the facility itself in winter will be Monday, Wednesday and Sunday from 11:00 a.m. to 11:00 p.m.; Tuesdays and Thursdays from 9:00 a.m. to 11:00 p.m. and Fridays and Saturdays from 11:00 a.m. to 2:00 a.m. The summer hours during June, July and August will be Monday, Wednesday and Sunday 11:00 a.m. to midnight and 9:00 a.m. to midnight on Tuesday and Thursday. Friday and Saturday will be 11:00 a.m. to 2:00 a.m. Ms. Kamick stated they have noted they will be employing a separate security service that will patrol not only the interior of the building but the exterior of the premises as well. The management of the Cosmic Zone will work closely with the Village of Buffalo Grove to ensure security is no longer an issue. Ms. Kamick stated they have made a few changes for the best utilization of the space. She noted they have decided to keep the existing entries to the building and there will be hallway that gets you into the building so that there will be absolutely no exterior change to the building except for signage. Everything has been moved forward to increase some of the space in the control booth and in the laser tag area. It has diminished some of the space in the game area. The game room was originally about 1,500 square feet and is now 1,240. The laser tag arena was originally about 2,500 square feet and is now 3,420 square feet. The pro shop has been retained at 490 square feet in order to give a better line of sight from anywhere in the control booth out into the concourse and into the game room area. Ms. Kamick reviewed the parking study and noted there is more than ample parking space. With the square footage allotment for all of the areas and the actual count, parking is no longer a worry. Ms. Kamick addressed the special use criteria and noted the following: 1. There would be no danger to the general public particularly as they are providing separate security staff. 2. They are not changing anything to the existing building except for signage so everything is in harmony with the appropriate, orderly district in which it is located. 3. This project is beneficial to the immediate vicinity for shopping draw. Ms. Kamick noted they are only going to maintain the two front entrances for exiting and entering the building. The fire exits in the rear are for emergencies only. 4. The nature, location and size of the building will not impede or substantially hinder the development and use of adjacent land and buildings. This is an existing structure and nothing new is being done. 5. All utilities are already in place. 6. Parking and entrances are already existing. Peak hours will be on Friday evenings and no conflict with existing traffic is expected. Mr. Pfeil noted that there are hearings on two matters; one is zoning text amendments that would establish a specific special use in the B-5 called "family entertainment center" and a definition of that use. The public hearing for the Cosmic Zone is the amendment of the P.U.D. and consideration of a special use for a"family entertainment center." Staff believes that the bowling aspect of the proposed facility is permitted in the B-5 District, but there are other elements of this proposal that argue for regulation as a special use rather than a permitted use. Vice Chairman Samuels asked about the discrepancies in the square footage. Ms. Kamick stated the discrepancies in the square footage was detailed in the expansion on the moving of the concourse wall. The discrepancies of the laser tag arena was due to the fact that they were taking two levels and doubling the square footage of the space. It is actually only 1 '/2 times the space because the very center of the arena is completely open. Vice Chairman Samuels asked if liquor would or would not be allowed in the batting cages. Mr. Feldgreber noted liquor would not be allowed in the batting cage area. Commissioner Smith asked for specifics on the security to be provided. Mr. Feldgreber stated it is their intention to have security only during peak hours at night and during special off school days. Summers would have more security since school is out. Commissioner Smith asked for a response to Deputy Chief Balinski's memo. Mr. Feldgreber stated they are not like Dave and Busters which is designed for a video arcade and as a restaurant and bar environment. Gameworks is basically a bar at night. Cosmic Zone has a bowling area that represents about 65 percent of the building and is therefore more family oriented. Therefore, he would not want the restrictions as suggested in Balinski's memo. Commissioner Smith asked for clarification of the letter by Mr. Goldner's attorneys. Mr. Feldgreber stated Super Value is negotiating with Mr. Goldner and he (Feldgreber) is negotiating with Super Value to sub-lease the space from them. Part of the lease agreement is that Super Value needs to get approval from Mr. Goldner and his partnership. Hopefully they are getting closer to an agreement. Commissioner Panitch asked how many arcade games would now be proposed. Mr. Feldgreber stated the arcade games would stay the same. Most ordinances now allow 1 game per 30 square feet. At 1,240 square feet 41 games would be allowed, although they are sticking with their request for 30 games. Commissioner Panitch asked where alcohol and smoking would and would not be allowed. Mr. Feldgreber stated alcohol would not be allowed in the batting cage area, laser tag arena and the bowler's approach area. No beverages will be allowed in those areas as the surface cannot handle it. Smoking is a problem as far as the bowling area. Bowlers tend to smoke and some have tried lately to restrict smoking during certain times. Until they can look at the heating and ventilation and how to move air around, they are not sure about smoking. Within the restaurant area there will be no smoking and in the bar there will be smoking. The alley itself will definitely have smoking allowed until 5:00 p.m. or 7:00 p.m. on Saturday or until the leagues are done. The other days are still open for discussion. Commissioner Panitch asked about the parking situation. Mr. Michael Werthmann of KLOA stated they are looking at a peak demand of approximately 250 parked cars on a peak Friday or Saturday evening. This is assuming 100 percent occupancy. On a Saturday they are looking at a peak demand of about 180-190 vehicles during the day and is based on the operation of the facility and an average auto occupancy of 2.25 people per vehicle which is typical for an entertainment center or movie theater. Commissioner Panitch asked if the shared parking area had been studied. Mr. Werthman stated yes and reviewed the contents of the parking study. Commissioner Panitch asked for a comment on a recent article about cosmic bowling, which states this is more like a nightclub than a bowling area. Mr. Feldgreber stated it is not their intention to turn this project into an adult entertainment center. He noted he has also read that Gameworks is looking into opening new centers, which includes bowling because it is an important part of revenue because bowling is such a popular sport. Commissioner Panitch stated he would hate to have this entertainment center turn into a nightclub. Commissioner Kenski-Sroka asked about teen nights. Mr. Feldgreber stated the younger teen bowling ends by 9:00 p.m. The older teens will need something that will end in enough time to get home by curfew Commissioner Kenski-Sroka noted some concern with the number of fire exits in the rear of the building. Mr. Pfeil stated the Fire Department has looked at the floor plan and no serious problems have been identified. The Fire Department, will of course, make sure that adequate egress is provided when final plans are reviewed for a building permit. Vice Chairman Samuels asked if the private security will be visible uniformed security. Mr. Feldgreger stated they will be in a uniform but not in a police uniform. Vice Chairman Samuels asked what a typical security force consists of. Mr. Feldgreber stated it would be 2-3 people on peak hours, possibly 4. It will depend on what is going on that night. If there are more people there may need to be more security personnel. Vice Chairman Samuels asked if there is an ordinance regarding cigarette vending machines. He stated he would like some attention given to this in the ordinance. Vice Chairman Samuels asked if there would be any solicitation of organized groups and parties to book events. Mr. Feldgreber stated yes. Vice Chairman Samuels asked if they intend to have chartered buses coming with any regularity. Mr. Feldgreber stated they would not charger a bus or go to get them. If these people choose to come on one instead of coming in 15-20 cars, it would be their decision. Vice Chairman Samuels asked if there is any plan for bus parking if buses do come. Mr. Feldgreber stated he would have buses park in the least used section. It would all depend on the time of day. At night section C and D will be very quiet. If it is during the day, C and D may be busy and the buses would have to go in the least busy part of the lot. The parking lot handles 1,067 spaces if you take the whole place and there would be space for one or two buses. He noted they cannot handle any more than that, as the party room is only 2,500 square feet. Commissioner Kenski-Sroka noted that frequently buses drop off and leave and then come back to pick up their passengers. Mr. Feldgreber stated they have already been contacted by the high school and they are looking for 3:30 p.m. to 5:30 p.m. for teams which is a very quiet time for the bowling center. Mr. John Mesenbrink stated he lives directly across the street from the facility and his concerns are as to why a family entertainment center needs to be open until 2:00 a.m. He noted concerns with noise, traffic, vandalism and garbage as well as security. He asked how a restaurant and lounge can bring in any further business when the two major occupants of the center are a restaurant and a lounge. Mr. Ronald Grais stated he represents Arthur Goldner and the Buffalo Grove Town Center, LLC. He stated in a recent letter from Super Value's counsel he stated, "we are reviewing our options for this property, which may include commencing a declaratory judgment action to have the meaning of the OEA language, determined judicially." He noted they have heard nothing further from them. With regard to the proposed special use, they believe that the proposed family entertainment center will have an undue detrimental effect on the use and enjoyment of the property and will have a substantial diminishing effect on the value of the property. They believe this to be the case because the proposed use is not a retail use and in the cross easement agreement the parking and use of facilities is entirely different from that which was planned. This use will not generate traffic, which will be beneficial to the operation of a shopping center and will, in fact, be the exact opposite. At their peak Friday night hours, it is peak shopping hours and there will be a very real conflict in the use of the parking. The proposed security is woefully inadequate, particularly when one considers they will be open until 2:00 a.m. In order for them to protect their property, they will have to provide security at the same hours that they are providing. The presence of security on the adjacent property will force anyone who wants to wreek mischief onto their property. Therefore they believe there is no night when security is not absolutely necessary. He noted this will make it much more expensive for their tenants to operate and interfere with the continued very promising development of their property. Therefore, they are opposed to this special use on this property. Commissioner Bocek asked how this use would be different than Bumpers which is a non-retail use. Mr. Grais stated the size is entirely different. The use itself has to be considered in conjunction with the size because its impact is directly related to the size. Commissioner Bocek asked if there are other alternative uses that they are considering for this property. Mr. Grais stated they do not own this property. He noted that Super Value owns the property but there is a control agreement that has to do with the original deeding out when it was Eagle Foods that gave control to the shopping center owner or veto rights. Commissioner Smith asked if there are any statistics that back up the believe that this project would be detrimental to property values. Mr. Grais stated they have not found any other locations where a family entertainment center shares a parking lot with a shopping center. All that is available is theory. He further noted that the commission itself has pointed out the need for additional security. You do not need security unless you have to protect from something. This means that there will be a use here that people and property need to be protected from. In addition, if the Village had intended to include this use in this area, it would probably have been drafted into the original ordinance. Commissioner Smith asked how Buffalo Grove Town Center would feel about this use if it were strictly a bowling alley. Mr. Grais stated they would not be happy about that, but they would be dealing strictly with the owners of the property and enforcing their easement and operating agreement which specifically says the property can only be used for a first class retail use. Commissioner Smith asked what the hours are for Bumpers. Mr. Pfeil said he thinks the liquor license would allow staying open to at least 1:00 AM. Mr. Grais stated the issue here is one of size and impact. Ms. Feldgreber, 2931 Acacia Terrace, stated they have lived in Buffalo Grove for 13 years and there has never been anything for kids here. Most kids here drive around all over and go everywhere else but Buffalo Grove. Mr. Steve Kaplan, 2861 Acacia Terrace, stated there has been a groundswell of excitement about this project since it became known. It is very exciting to see a place where kids can go. Secondly, it is very demotivating for new businesses to drive by and see the Town Center empty. He further stated he has known Mr. Feldgreber for quite a while and he is a completely ethical businessman who is community minded. Ms. Phyllis Brooks, 351 Town Place Circle, noted she is not against the entertainment need in this community. However she is concerned with the 2:00 a.m. closing as this facility is immediately adjacent to bedrooms. The townhouses will be hearing every noise and there is already plenty of that from Bumpers when they close. This additional 2:00 a.m. closing will cause more disruption to those who live immediately adjacent to the property. Mr. Jason Abraham, 1407 Rachel Lane, stated a youth townhall survey conducted in Buffalo Grove showed that more than half of the 127 surveyed felt the biggest challenge of living in Buffalo Grove was the fact that there was nothing to do for teens. This family entertainment center for teens and middle school children will be a very welcome addition. He noted that 82 percent of teen crimes happen between the hours of 3:00 p.m. and 6:00 p.m. He further noted that communities that have a designated place for teens to go see a significant decrease in teen crimes, which includes shoplifting and vandalism. He also stated that teen spending has increased tremendously and businesses have discovered that this money is spent in their establishments. Teens coming to this family entertainment center will also increase revenues for the Town Center. Mr. Craig Johnson, AMF Bowling, Inc., stated he has been working with Village staff and Ms. Kamick. He stated he has been developing bowling centers and family entertainment centers for the last 10 years. In response to concerns about putting in a bowling center in a community, he noted they have had very positive responses over the years and positive outcomes from groups that have done bowling centers. By putting in the security measures proposed, you can control many negatives aspects of a family entertainment center. They have put other amenities into this particular project that is going to be geared towards families. The key to this whole this is marketing and this project is being marketed towards families. He is going to be getting groups and getting the community involved. Two of the big growth areas in the industry now are high school bowling and intermural bowling in the educational system. This particular project will be geared towards that. You will also have outside organized groups coming in here which are much easier to control and will bring more business to the community. The family entertainment concept has been very successful recently and will continue to be successful if it is monitored properly. Mr. Tim O'Neil, 1737 Country Long Dr., Long Grove, stated he grew up in this area and has always felt there was nothing for teenagers here. He stated this is a very positive aspect for the community. He said family entertainment centers do not make people bad. He noted his support for the project. Commissioner Smith noted he still had some concerns regarding the time of closing. He asked once again why this center needs to be open until 2:00 p.m. since this is for families. Mr. Feldgreber stated he picked 2:00 a.m. because about 75-80 percent of other similar centers are open until 2:00 a.m. because they do a program for adults on Fridays and Saturdays called midnight cosmic bowl. This gives the adults something to do after all the kids are asleep. This is something the police report stated about many of the centers they analyzed. Commissioner Smith asked if this project would be endangered if the decision was to close at midnight. Mr. Feldgreber stated midnight would be bad. If 1:00 a.m. was chosen it would have a chance. He asked if the issue is people drinking too much and leaving at 2:00 a.m. or if the issue is just people leaving at 2:00 a.m. He noted that if he had to cut alcohol off an hour before closing, he would be willing to do that. The adult cosmic bowling element is a very big event in the bowling alleys. Commissioner Smith noted the issue is the proximity to residences. Mr. Pfeil stated that Chapter 5.40 of the Municipal Code has a distance parameter requiring a midnight closing time if a commercial building is within 80 feet of a residential property line. That part of the Municipal Code refers to "retail" use. Supermarkets over 30,000 square feet are explicitly exempted, so Cub Foods and Eagle were able to stay open later than midnight. Staffs position, in consultation with the Village Attorney and the Building Commissioner, is that this part of the Municipal Code is applicable to the Cosmic Zone, which would mean a midnight closing. Therefore Chapter 5.40 would need to be amended to allow a closing time later than midnight. Mr. Raysa asked about an Exhibit 2. Mr. Feldgreber noted Exhibit 2 is the actual parking lot diagram. Mr. Raysa asked if the plans call for a restaurant/lounge or bar/lounge. Mr. Feldgreber stated it should say restaurant/lounge. Mr. Raysa noted the use of alcohol was not to be allowed in batting cages and laser tag area. He asked if there were any other areas. Mr. Feldgreber noted it would also not be allowed in the bowling alleys. The tables and the scoring units are in the bowler's area. Mr. Raysa asked if, due to the nature of the second public hearing, the commission would entertain recessing the public hearing and keeping it open for any possible future testimony. There being no further comments or questions from anyone else present, Vice Chairman Samuels recessed the public hearing at 9:05 p.m. Vice Chairman Samuels reopened the public hearing at 10:00 p.m. Commissioner Panitch stated there is a need for security because there are tall walls and secluded areas. He asked the age of the staff members who would have sight of the open areas, as this would determine the need for security or not. Mr. Feldgreber stated it is his intention to adjust the staff accordingly age-wise to handle the amount of people and private areas. Commissioner Feldgreber asked why the need for 30 video games versus 8 as is stated in the code. Mr. Feldgreber stated a lot of the guidance is coming from the providers of the equipment who have been doing this for a long time. Their research is saying that based on the square footage of a gaming area, one machine per 30-35 square feet is what is effective for a gaming area. He stated he is trying to give people other things to do if they do not like bowling or different activities. As you are waiting for the laser tag area, you will be waiting in the video arcade area. It is the natural progression that you see in these types of centers. Vice Chairman Samuels asked if the exposed ventilation ducts in the ceiling will not be used. Mr. Feldgreber stated that was correct. Commissioner Smith stated the only concern he has is the hours of operation and he does not see the need to go to 2:00 a.m. Midnight would be nice as there are legitimate issues on this. Mr. Feldgreber stated he does not feel it would be unreasonable to have a 1:00 a.m. limit. Vice Chairman Samuels stated he does not see anything wrong with a 2:00 a.m. closing, as it is common in the industry. If the Board approves a use such as this, they want to see it become a successful business venture and the detriment of not having a 2:00 a.m. closing would be counter productive to the success of the establishment. Commissioner Smith noted the competitors are not in a residential area as this proposal is. This is not just a bowling alley, but a family entertainment center and 2:00 a.m. is not necessary. In addition the code states closing at midnight. Vice Chairman Samuels stated he can see a reason why the Town Center should be exempt from the code. You could easily have a situation where you have residences above commercial. Mr. Raysa noted this public hearing might best be continued as was the last public hearing. Mr. Feldgreber stated he has no objection to leaving both public hearings open at this time. Vice Chairman Samuels asked for a polling on the hour of closing. The polling was as follows: 12:00 midnight: Smith 1:00 a.m. Bocek 2:00 a.m. Samuels, Dunn, Kenski-Sroka Abstain: Panitch There being no further comments or questions from anyone else present, Vice Chairman Samuels continued the public hearing to May 1, 2002. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: MICHAEL SAMUELS, Vice Chairman Board or Commission: ❑ Plan Commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 04/17/2002 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION April 17, 2002 Zoning Ordinance, consideration of amendment to Section 17.44.060.C.1.e. — Special Uses in the B-5 Town Center District to include "family entertainment center," and Chapter 17.44—Business Districts pertaining to amusement and entertainment uses Proposed Cosmic Zone family entertainment center, Buffalo Grove Town Center (former Cub Foods building). Amendment of Planned Unit Development (P.U.D.) and approval of a Special Use in the B-5 Town Center District Riverwalk North, east of Milwaukee Avenue north of Riverwalk Drive—Amendment of a Planned Unit Development (P.U.D.) and Preliminary Plan in the B-3 District—Workshop #2 Vice Chairman Samuels called the meeting to order at 10:15 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Ottenheimer Mr. Samuels Ms. Dunn Mr. Panitch Mr. Smith Ms. Bocek Ms. Kenski-Sroka Commissioners absent: None Also present: Mr. Bill Feldgreber, Amlex Developers Ms. Debi Kamick, Amlex Developers Mr. Michael Werthmann, Kenig, Lindgren, O'Hara, Aboona, Inc. Mr. Craig Johnson, AMF Bowling, Inc. Mr. Tim Beechick, Hamilton Partners Mr. Hubert Loftus, Cowhey Gudmundson Leder, Ltd. Mr. David Olsen, The Jenkins Group Mr. William Raysa, Village Attorney Mr. Charles Johnson, Village Trustee Mr. Bruce Kahn, Village Trustee Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Village Planner APPROVAL OF MINUTES Moved by Commissioner Panitch, seconded by Commissioner Dunn to approve the minutes of the public hearing of February 20, 2002. All commissioners were in favor of the motion and the motion passed unanimously with Commissioner Bocek abstaining. Moved by Commissioner Dunn, seconded by Commissioner Panitch to approve the minutes of the regular meeting of February 20, 2002. All commissioners were in favor of the motion and the motion passed unanimously with Commissioner Bocek abstaining. COMMITTEE AND LIAISON REPORTS Mr. Pfeil stated the Board meeting on April 15, 2002 had two items of interest for the Plan Commission. Both items pertained to the Covington Office Plaza at Dundee Road and Golfview Terrace. Fifth Third Bank is proposing a bank with a drive through facility on the north parcel and Insignia Homes is proposing townhomes on the south parcel facing Park View Terrace. ZONING ORDINANCE, CONSIDERATION OF AMENDMENT TO SECTION 17.44.060.C.1.e— SPECIAL USES IN THE B-5 TOWN CENTER DISTRICT TO INCLUDE "FAMILY ENTERTAINMENT CENTER" AND CHAPTER 17.44 —BUSINESS DISTGRICTS PERTAINING TO AMUSEMENT AND ENTERTAINMENT USES Chairman Ottenheimer noted this matter has been deferred pending closing of the public hearing. PROPOSED COSMIC ZONE FAMILY ENTERTAINMENT CENTER BUFFALO GROVE TOWN CENTER(FORMER CUB FOODS BUILDING), AMENDMENT OF PLANNED UNIT DEVELOPMENT (P.U.D.) AND APPROVAL OF A SPECIAL USE IN THE B-5 TOWN CENTER DISTRICT Chairman Ottenheimer noted this matter has also been deferred pending closing of the public hearing. RIVERWALK NORTH, EAST OF MILWAUKEE AVENUE NORTH OF RIVERWALK DRIVE—AMENDMENT OF A PLANNED UNIT DEVELOPMENT(P.U.D.) AND PRELIMINARY PLAN IN THE B-3 DISTRICT—WORKSHOP 92 Mr. Beechick stated they would like to cover two main topics. One is to acquaint everyone with the preliminary engineering plan and discussion of the floodway/flood plain issues and the current status of the property in relation to FEMA map designation. Secondly, they would like to respond to some of the questions and issues raised at the last workshop meeting. He stated they would also like to touch on some key elements that they believe will further justify why they are proposing the multi-family as part of this mixed use plan. Mr. Beechick noted the site plan has not changed very much from the original plan with the exception of additional parking stalls added to the hotel site. This was in response to the need for meeting parking code which includes 1 stall for every proposed room of the hotel as well as meeting concerns for employee and staff personnel and other supplemental use that may take place at the hotel. The amended plan includes an additional 16 stalls over and above the previous plan. In discussion with the potential hotel operator for this site, they were told that at employee peak shift there are 15 employees that are considered peak shift during operation of this hotel. Therefore, they have included 16 stalls in addition to what they already had. Supplemental uses at the hotel such as restaurants or retail shopping, with the restaurant component of this type of hotel being so small, the potential operator firmly believes that 1 stall per room and adequate parking for staff, no additional parking will be necessary. The parking can be addressed adequately with the parking as provided in the revised plan. He noted they will follow up further with the actual hotel operator who can address this issue in further detail at a later workshop or hearing. Mr. Beechick stated the other change to the plan includes showing some additional parking on the multi-family residential. He stated there was a question about whether or not they would have adequate parking for this multi-family residential. He stated they have now included an area of landbanking that would allow for the additional installation of 16 stalls for visitor traffic if necessary. The proposed multi-family residential includes a parking ratio of 2 stalls for every unit for a total of 180 stalls. The code requires 1.7 stalls per unit. Therefore they are above code and they are intending to landbank a certain area of property just to the north of the parking structure for the office building at the very south end. Mr. Beechick stated they are intending to continue to show the restaurant at the 8,600 square feet as proposed. They have enough parking to meet the code and will not need a variance. They have 86 parking stalls but know this will not be enough for a building of 8,600 square feet. However, there may be some creative ways to accommodate additional parking traffic. Depending on the type of restaurant it is, there may be the ability to do valet parking and allow parking in the structured parking deck of the office building after hours. Also they may find a restaurant operator that only needs 5,000 or 6,000 square feet and they would modify the plan at that time and come back to the Commission with a revised site plan. He stated they would like the flexibility of at least showing the potential of an 8,600 square foot restaurant and then working out the problem of additional parking needs. Mr. Hugh Loftus reviewed the preliminary engineering plan. He stated the main utilities of sewer and water were provided for this property in the original Riverwalk phase I development. There is a water main in Riverwalk Drive which will connect to and loop through these buildings. There is an existing sanitary sewer at the north end of Riverwalk Drive and they will run a gravity sewer system to service the development here. The access points are from Riverwalk Drive to Milwaukee Avenue and a potential extension out to an intersection on Milwaukee Avenue to the north. Mr. Loftus noted that in 1997 when phase II of Riverwalk was under construction they prepared a grading plan and permitted and constructed that plan for the Riverwalk north area. Essentially that grading plan table topped this site and they constructed a stormwater storage facility at the north end of the site. This whole area is generally flat and they dished out a stormwater storage area that discharges to the east into the Des Plaines River. After the construction of that grading, FEMA issued revised flood plain maps. Those revised maps reflected a flood plain elevation a little less that 2 feet higher than the previous flood plain elevation. In revising the maps they struck a line identified as the flood way. The flood plain is the area that is totally inundated in a 100-year flood. The flood way is the inner portion of that area. They defined this flood way line based on old topography and not on what had been constructed. Therefore there is a correction that must be made to the FEMA maps to move the flood way and flood plain to the spot to where it actually is right now. He noted they have begun the process, fieldwork has been done and they anticipate submitting in May to the Illinois Department of Natural Resources. After they approve this map change it is sent on to FEMA and then the maps are changed. In conjunction with the final grading of this site, they will slightly modify the flood plain elevation. That is to compensate filling some of the area that is in the flood plain and cut back in another area. Mr. Loftus stated the 100-year elevation in the area is 644.5 based on the new FEMA maps. The proposed buildings are elevated to 648.5 for the hotel. The lower level for the multi-family is a similar elevation and the office building is proposed to be at 650.5. Therefore they are all elevated well above the new flood plain elevation as are the parking lots and the roadway. Mr. Beechick noted one of the questions raised previously concerned the mix of development in the multi-family unit. He stated they are proposing a 90-unit complex. The one bedroom unit would comprise 40 percent or 36 units. There would be one bedroom plus a den, which would be 20 percent of the units or 18 units. The two bedroom units would comprise 40 percent or 36 units. The size of the one-bedroom units would range from 750-850 square feet. The bedroom plus den would be 950 square feet and the two bedroom units would range between 1150-1300 square feet. He noted they are showing an outdoor pool area and terrace on the east side of the property. They intend this to be a part of the amenity as part of the development. They would also include a fitness facility inside the complex itself. Mr. Beechick stated there has also been concern about the impact of this project on the local schools. The feedback they have received from the five competing projects in close proximity notes that Evanston has 2.6 percent of the rents with families. Park Evanston, which has 283 units, has 10 percent of the units with families and Deerfield Village Center has 7 percent of units with families. Out of the 529 total dwelling units, 7 percent of those had children or families. Mr. Beechick stated they received feedback from Dr. Parks who is overwhelmingly in support of the proposal given the size of the development, the average rent desired and the overall plan. Mr. Hintz of District 125 has the information but was unable to get a response in. However, his assistant did not feel this would be in any way detrimental. Mr. Beechick stated given the type of structure of the building, it does not lend itself to families as this is an elevator building with two levels of parking below the dwelling units. This is not the typical garden style walk up unit where young families will rent. In support of the proposal Mr. Beechick stated the position of the property adjacent to the Lake County Forest Preserve is considered excellent. It is highly visible given the height of the building they are proposing, easily accessible with the nearby roadway infrastructure system, and an abundance of strong nearby employment. Secondly, there is more than adequate demand for apartment development in the primary market area, which is a 7-10 mile ring around this location. The average absorption of new apartment development in this area is about 300 units per year. The scheduled developments over the next year or two is nowhere close to meeting that amount of dwelling units that will be offered as new units to the various communities in the 7-10 mile ring. Mr. Beechick stated of recent units that have gone into production in the primary market area have been averaging about 13 units per month in absorption and typical pro forma absorption for multi-family rental units is about 10 units per month. Commissioner Bocek asked what the allowable building area for the office and hotel parcel is. Mr. Pfeil stated the B-3 district is unique in the Zoning Ordinance as it has no specific height limit and no floor area ratio standard and is therefore a very flexible district. Commissioner Samuels asked if any consideration had been given to increasing the height of the hotel and reducing the footprint and possibly adding to the parking deck to provide additional parking, thereby reducing the apparent density and bringing more green space. Mr. Beechick stated the hotel must really stand alone for parking. The office building will be under separate ownership from the hotel and there may be circumstances where you could consider some easement parking, but they would want to make sure that the footprint for the hotel is planned for its specific use. Relating to the height of the building, he stated he knows that this particular size and layout is in conformance with a package that the Hilton flag typically works with. There may be some sensitivity in going taller, but it is something they will need to run by the potential operator for this project to see if there would be any flexibility in going to eight stories and then providing some additional lawn area. Commissioner Samuels noted he would appreciate Hamilton looking into this and he feels the same about the multi-family residential project. He asked if that could be reduced in footprint by adding another floor. If the hotel could be flipped over somehow so that it was closer to the deck and add another story on the deck with a skybridge across, you could do a cross parking easement and free up some area for green space. Commissioner Kenski-Sroka asked how many meeting rooms would be in the hotel and what kind of impact this would have on the parking. Mr. Olsen stated the floor plan does have two meeting rooms on the first level. One is 625 square feet and the other is about 750 square feet. Mr. Beechick noted that the people who arrive at those meetings are usually coming at a time when you have some relief of people who had stayed the night at the hotel having left in the morning. The meeting room load as it relates to parking will probably be a non-issue. Commissioner Panitch asked why multi-family housing would be the first component to the proj ect. Mr. Beechick stated the multi-family housing would be the first component because that is the healthy segment of the real estate development community. Office development and hotels are on the shelf now. Commissioner Panitch asked about pedestrian walkways. Mr. Beechick stated they show a pathway system that hugs the north edge of the property on the north side of the detention basin and wraps all the way around and works its way through the development. They are aware that they must focus on this development. Commissioner Panitch asked about the flood plain adjacent to the parking. Mr. Loftus stated as you head toward North Riverwalk Drive the flood plain turns and stays on the east side of the drive and comes back and ties into the north property line. Chairman Ottenheimer asked about an outline of the phasing for the proposed uses. Mr. Beechick noted the multi-family would be the leader of this development given the fact that this type of business is active now. Nothing on this project would be able to start until third quarter of next year. After that, it depends on whether the office or hotel market is healed enough to go next and it is hard to know when that will be. Chairman Ottenheimer asked if the restaurant would be last. Mr. Beechick stated that was not necessarily so. He noted there has been a fair amount of interest from people who have read about the development asking about the proposed plans. Mr. Pfeil asked what the estimate is regarding the FEMA map progress. Mr. Loftus stated the tentative schedule would be submitting to FEMA in September. A conservative estimate would be getting the map revised by March or April of 2003. CHAIRMAN'S REPORT—None FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next regularly schedule meeting will be held on May 1, 2002. PUBLIC COMMENTS AND QUESTIONS—None STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Panitch, seconded by Commissioner Samuels and carried unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 11:26 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair