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1993-04-21 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION April 21, 1993 Speedway Service Station, 923 N. Milwaukee Avenue Annexation in the B-3 District and Approval of a Preliminary Plan Chairman 'i1bernik called the meeting to order at 7:30 p.m. in Room 24, ...:falo Grove Alcott Center, 530 Bernard Drive, Buffalo Grove, Il ;:.:As and read the Notice of Public Hearing as published in the Bu' Grove Daily Herald, explained the format of the meeting aY , gore in persons who were giving testimony at the hearing. Commissions present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Mr. Howard Mr. Rosenston Mr. Samuels Ms. Genell Mr. Berman • Commissioners absent: None Also present: Mr. John Broihier, DiLeonardi & Broihier, Ltd. Mr. R. C. Francus, Marathon Oil Company Mr. Jim Basler, Emro Marketing Company Mr. R. G. Schumann, Emro Marketing Company Mr. Charles Hendricks, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit A: Site Plan Rendering Exhibit B: Landscape Plan dated March 20, 1993 Exhibit C: Preliminary Plan dated April 13, 1993 Mr. Broihier stated that the petitioner, Emro Marketing Company is petitioning for annexation to Buffalo Grove. The site is a 1.9- acre tract north of Lake Cook Road on Milwaukee Avenue, contiguous Buffalo Grove Plan Comm-Public Hearing-April 21, 1993-Page 1 to Riverwalk North. He noted that approximately 200 feet of footage is on Milwaukee Avenue and has a central retail area consisting of approximately 3, 000 square feet as well as four pump islands able to serve eight automobiles and there are 18 parking spaces located on the site. Mr. Broihier further stated that the new landscaping consists of berming and vegetation in the driveway areas as well as some new and existing trees. Mr. Broihier stated that stormwater drainage is collected from the surface of the asphalt into a drainage area which then drains into a swale and is removed from the site without increasing the rate of flow. He further stated that the Village Engineer has indicated that the manner in which stormwater is removed from the site is acceptable. Mr. Broihier stated that this is an existing site that depends on its business coming in from Milwaukee Avenue. Therefore, two driveway curb cuts on Milwaukee Avenue are essential to their business. He noted that they are willing to restrict the south driveway on Milwaukee Avenue to right,-in, right-out turns. He further noted that it is his understanding that in the future an non-mountable median is to be placed on Milwaukee Avenue, and this will eliminate left turns into the site from southbound Milwaukee Avenue traffic. Mr. Broihier noted that they have removed the proposed driveway which had been located on Riverwalk Drive closest to the intersection with Milwaukee Avenue. However, he noted that they do not agree with the Village traffic consultant's recommendation to move the Mercier Avenue driveway to the south portion of the site. He stated that this will cause a problem for the petitioner's business. He noted that the petitioner requires the Mercer curb cut on the north end of the property in order to allow for easier traffic flow from the rear islands. Mr. Broihier noted that Mr. Carmignani's argument is that the Mercier cut on the northeast section of the property will create drive through traffic to the north. However, if people are predisposed to do so, they will make this movement. He further noted that transport traffic will need the Mercier Drive cut to exit the property after refueling, thereby eliminating hazardous and impossible turns in order to exit the site. Mr. Broihier also stated that the petitioner will accommodate the easement for the sidewalk along Riverwalk Drive although the swale may have to be moved slightly. Commissioner Goldspiel noted that the sidewalk is part of the Village's bikepath system. He noted that a bikepath is 8 feet wide and asked if that would be a problem. Buffalo Grove Plan Comm-Public Hearing-April 21, 1993-Page 2 Mr. Broihier noted that there are underground tanks, ventilation holes and the swale located on that part of the site. Therefore, only the ordinary width of a sidewalk can be accommodated. Mr. Kuenkler stated that there is approximately 8 or 9 feet between the back of the curb and the parkway. Therefore, if some of the width comes from the parkway, and part of the width from the subject property, the bikepath can be accommodated. 5 feet of width can come off the parkway and 3 feet can be on the subject property. Mr. Broihier stated that the petitioner will accommodate the needs of the Village for the bikepath under those circumstances. Mr. Kuenkler noted that the owners of the Riverwalk North project are responsible for building the sidewalk. Mr. Schumann stated that this plan can be accommodated. Commissioner Goldspiel asked if a sidewalk is needed on Milwaukee Avenue and Mercier Avenue. Mr. Schumann noted that a sidewalk already exists along Milwaukee Avenue. Commissioner Goldspiel asked if, a sidewalk is required along Mercier Avenue. Mr. Kuenkler stated that the Riverwalk North plan requires a sidewalk on the east side of Mercier. Commissioner Goldspiel asked if the Village Engineer is satisfied with the provisions for stormwater drainage on the site. Mr. Kuenkler noted that the site was built under Lake County standards. He noted that storage is on the pavement and discharge is through a storm sewer and swale which runs overland. Commissioner Goldspiel stated that the driveway on Riverwalk is in the right location. He further noted that he agrees that the driveway on Mercier would seem to be in the correct location for the flow of traffic on the property. He asked how the petitioner would encourage the south driveway to remain a right-in-right-out only driveway. Mr. Broihier noted that signage would be the main encouragement and that the non-mountable median on Milwaukee in the future would solve most of the problem. Commissioner Goldspiel inquired if the driveways meet Village standards for driveway widths and asked if the south driveway on Milwaukee Avenue could possibly be narrowed to encourage the Buffalo Grove Plan Comm-Public Hearing-April 21, 1993-Page 3 right-in-right-out concept. Mr. Kuenkler noted that the Village ordinance for driveway width is 35 feet. Mr. Francus stated that transport trucks require the 35 foot width on this driveway as they must use this driveway to entire the site so that they can unload between the building and the pumps. Commissioner Rosenston asked if some kind of traffic control island would be used on the south Milwaukee Avenue driveway to restrict turning movements. Mr. Broihier noted that this station has been operating for eight years without any problems and further noted that the economic viability of the facility requires both driveway entrances on Milwaukee Avenue. He said signage would probably be the best way to regulate turning movements. Chairman Silbernik stated that based on his own experience, he understands the need for the south driveway on Milwaukee Avenue and noted it would be a severe business hardship to remove that driveway. Mr. Broihier noted that the petitioner would like annexation within Buffalo Grove, but the issue of two driveways on Milwaukee is a major concern for the petitioner. Mr. Francus stated that he had visited the Mobil station on the corner of Dundee Road and Arlington Heights Road and noted that it is in a similar position to the subject site. He further noted that the Mobil station also had two curb cuts onto Dundee Road which is where the majority of traffic is likely to come from. Commissioner Goldspiel asked if it would be possible to limit right turns on the red light going from Riverwalk Drive north onto Milwaukee Avenue. Mr. Kuenkler stated that if conflict occurs in the future this could be a useful restriction. Commissioner Krug stated that he has never seen much conflict at Milwaukee Avenue and Riverwalk Drive. Commissioner Goldspiel noted that this possible solution should be kept in mind for future use. Commissioner Krug reiterated the fact that he has not seen any conflict at the intersection of Riverwalk Drive and Milwaukee Avenue. He noted his one concern is with the south drive on Milwaukee Avenue but signage could be used to try to keep traffic on a right-in-right-out basis. He also stated that he would like Buffalo Grove Plan Comm-Public Hearing-April 21, 1993-Page 4 to see the Mercier driveway located at the northeast side of the site. Commissioner Rhodes noted his concern with the drainage and the south driveway on Milwaukee Avenue. He inquired how the transport trucks leave the site now. Mr. Francus stated that the trucks pull into the south driveway, unload on the right and then go around to the back of the station and out the north driveway. Mr. Broihier noted that the transport trucks do not usually arrive at peak rush hours. Commissioner Rhodes inquired if there had been any comments from the Fire Department. Mr. Pfeil stated that the Fire Department had reviewed the plan and found no problems with access but noted that the location of the underground tanks would need to be verified. Commissioner Howard noted her agreement with leaving the Mercier driveway where it is presently proposed. She stated that the non- mountable median on Milwaukee will make the right-in-right-out driveway sufficient. She asked if trucks use the station and if diesel products are sold. Mr. Basler noted that they offer some diesel products, but the station is not designed for truckers, so this type of business is limited at this station. Commissioner Rosenston noted that the Mercier driveway belongs on the northeast corner of the site. Chairman Silbernik noted agreement with the northeast corner for the Mercier driveway. He inquired what the chances are that the petitioner would be back before the Commission to ask for the cther curb cut on Riverwalk Drive once the Milwaukee Avenue median is in place. Mr. Broihier stated that it is very unlikely they would ask for another curb cut on Riverwalk Drive, especially since they were told the Commission did not want same. There being no further comments or questions from anyone present, Chairman Silbernik closed the public hearing at 7:50 p.m. Respectfully submitted, Buffalo Grove Plan Comm-Public Hearing-April 21, 1993-Page 5 Fay RJbin,/Recording Secretary APPRO Y: MARTIN SILBERNIK, Chairman L Buffalo Grove Plan Comm-Public Hearing-April 21, 1993-Page 6 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION April 21, 1993 Speedway Service Station, 923 N. Milwaukee Avenue Annexation in the B-3 District and Approval of a Preliminary Plan Zoning Ordinance - Proposed Amendments Concerning Child Day Care Homes in Residential Districts Workshop #2 Chairman Silbernik called the meeting to order at 8: 10 p.m. in Room 24, Buffalo Grove Park District Alcott Center, 530 Bernard Drive, Buffalo Grove, Illinois. Commissioners present: Chairman Silbernik Mr. Goldspiel- Mr. Krug Mr. Rhodes Ms. Howard Mr. Rosenston Mr. Samuels Ms. Genell Mr. Berman Commissioners absent: None Also present: Mr. John Broihier,DiLeonardi & Broihier, Ltd. Mr. R.C. Francus, Marathon Oil Company Mr. Jim Basler, Emro Marketing Company Mr. R. G. Schumann, Emro Marketing Company Mr. Charles Hendricks, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Rhodes, seconded by Commissioner Genell to approve the minutes of the public hearing of April 7, 1993. All Commissioners were in favor of the motion and the motion passed unanimously. Moved by Commissioner Genell, seconded by Commissioner Howard to approve the minutes of the regular meeting of April 7, 1993 . Buffalo Grove Plan Comm-Regular Meeting-April 21, 1993-Page 1 Commissioner Genell noted inclusion of a paragraph to her comments on page 13 , paragraph 9. Chairman Silbernik noted inclusion of a comment by him on page 12, after paragraph 9. All Commissioners were in favor of the motion as amended and the motion passed unanimously. Moved by Commissioner Rosenston, seconded by Commissioner Howard to approve the minutes of the public hearing of April 14, 1993. Commissioner Rhodes noted that the date needed to be added to the minutes. All Commissioners were in favor of the motion as amended and the motion passed unanimously with Commissioners Silbernik, Goldspiel, Genell and Berman abstaining. Moved by Commissioner Rosenston, seconded by Commissioner Howard to approve the minutes of the special meeting of April 14, 1993. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Silbernik, Goldspiel, Genell and Berman abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Samuels attended the Village Board meeting of April 19, 1993 and reported the following items: 1. Boston Chicken has requested a minor change in the P.U.D. at Town Center for outlot #2 which has been approved for a 2,000 square foot facility. They are requesting a 3, 000 square foot restaurant with no drive in facility so that the parking will not need to be changed. The Board passed this request and it now goes before the Appearance Commission. 2 . Discussion held regarding the ongoing negotiation with the Village of Wheeling regarding Malnati's proposed parking lot which is in Wheeling. Since Wheeling does not allow a free standing parking lot facility without a building on the property, they cannot zone the lot. Therefore, that piece of property would be de-annexed from Wheeling and annexed by Buffalo Grove so that Malnati's could expand its lot. Additionally, the property on the northwest corner of Lake Cook and Buffalo Grove Road would come into the Village which would cause the Village to become responsible for the maintenance and traffic control of that entire intersection. SPEEDWAY SERVICE STATION, 923 N. MILWAUKEE AVENUE -- ANNEXATION IN THE B-3 DISTRICT AND APPROVAL OF A PRELIMINARY PLAN Moved by Commissioner Samuels, seconded by Commissioner Genell to recommend approval of the petition to the Village for annexation with zoning in the B-3 Planned Business Center District and approval of a Preliminary Plan for the existing Speedway service station at Milwaukee Avenue/Riverwalk Drive subject to: Buffalo Grove Plan Comm-Regular Meeting-April 21, 1993-Page 2 it - I 1. Provision of an easement along Riverwalk Drive to permit the construction of an 8-foot bikepath as shown on Exhibit C in the public hearing. 2 . The installation of signage to restrict ingress and egress of the southernmost curb cut along Milwaukee Avenue to right-in, right-out access. Commissioner Goldspiel inquired about the landscaping plan. Mr. Schumann referred to the landscape plan legend and noted the proposed plants and berms on the corner of Riverwalk Drive and Milwaukee Avenue as well as further plantings along Milwaukee Avenue frontage. Mr. Samuels noted that the petitioner had addressed the concerns regarding the property expressed by staff and the Commission and he could see no adverse effects in annexing this property to the Village. He further noted that this property has been operating for the past eight years without any problems and this plan merely improves on the existing facility. Commissioner Rhodes asked what kind of sales tax revenue could be expected. Mr. Francus stated that the facility has gross revenues of approximately one-half million dollars per month. Chairman Silbernik noted that the plan is consistent with the commercial designation of the Village's Comprehensive Plan for this area, and the petitioner has done a very good job in addressing the concerns and desires of the Commission. Chairman Silbernik called for a vote on the motion and the vote was as follows: AYES: Goldspiel, Krug, Rhodes, Howard, Rosenston, Samuels, Genell, Berman, Silbernik NAYES: None ABSTAIN: None ABSENT: None The motion passed 9 to 0. ZONING ORDINANCE - PROPOSED AMENDMENT CONCERNING CHILD DAY CARE HOMES IN RESIDENTIAL DISTRICTS -- WORKSHOP #2 Mr. Pfeil stated that several issues regarding the Village's zoning regulations for child day care homes needed to be reviewed. First, the ordinance currently approves a special use for two years with a re-application including a public hearing required to Buffalo Grove Plan Comm-Regular Meeting-April 21, 1993-Page 3 - - I renew the special use. A related issue is that the special use ordinance for a specific day care provider is made concurrent with the provider's license from the Illinois Department of Children and Family Services. In some cases the DCFS license expires sooner than the two year period used as the Village's special use term. Mr. Pfeil further stated that another issue concerning day care homes that needs to be addressed is the authorization of special uses for single-family homes in the R-8 and R-9 Districts. Mr. Pfeil asked the Commission to address the need for a more streamlined process for residents and care givers to obtain special uses, particularly regarding the burden of a public hearing every two years. Commissioner Rosenston asked if there was any way to ascertain comments from neighbors regarding specific day care homes. Mr. Pfeil noted that the Village could solicit comments after the first permit is up for renewal. He also noted that typically people tend to come in with specific bomplaints if those exist. Mr. Pfeil noted that perhaps a query could be instituted when a permit is about to expire and only if complaints are brought forth, would a public hearing be necessary. Chairman Silbernik suggested that a special use could be automatically renewed subject to no substantiated complaints having been filed. Then the special use could be renewed without the need for a public hearing thereby eliminating an extra burden on the Corporate Authorities. Mr. Raysa noted that in effect a new special use is being approved, so that's why the Zoning Ordinance now has the requirement that a second hearing be held. Chairman Silbernik stated that the special use could be pulled by the Corporate Authorities at the recommendation of the staff but otherwise the special use stays in effect. Commissioner Goldspiel stated that there is a very real difference between revoking and failure to renew a special use. Therefore, the concept that the Plan Commission wants to implement should be clarified, and drafting of the actual ordinance language can be done by the staff. Chairman Silbernik concurred with Commissioner Goldspiel. Commissioner Samuels noted concern with the fact that complaints may come in to various Village Departments and be lost in the shuffle. He noted that some organization would be needed to Buffalo Grove Plan Comm-Regular Meeting-April 21, 1993-Page 4 oversee this aspect. Mr. Pfeil noted that an effort would have to be made to educate every department that day care problems must be directed to a specific person or department for handling. Commissioner Samuels asked how far in advance a notice soliciting comments about a specific day care home would need to be sent. Mr. Pfeil stated that two month period of time might be best to allow for any unforeseen problems. Chairman Silbernik stated that different concepts are being mixed together in the current discussion. He noted that he is speaking of an ongoing special use unless the Corporate Authorities find reason to revoke that special use, at which time a public hearing would be necessary. Commissioner Goldspiel noted that a renewal process is not the same as a revocation process, and it can be difficult to revoke a special use once it has been in effect for a period of time. Commissioner Samuels asked if the Village is apprised of the status of State licensing. Mr. Pfeil stated that the Village Health officer receives a periodic list of all State licenses. Commissioner Rosenston noted that the basic issue is the revocation or renewal process and whether the two year requirement needs to be changed. Commissioner Goldspiel asked if the special use terminates if the property changes hands. Mr. Raysa stated that the special use stays with the property. Commissioner Goldspiel stated that it should be changed so that the use terminates upon transfer of the property. Mr. Raysa stated that it would be better to tie this in to the licensing rather than the special use. Commissioner Samuels noted that there may be any number of reasons why title to a property may change but ownership remains the same and licensing would be preferable rather than terminating the special use. He noted that the DCFS license is issued to a person, not a property. Commissioner Goldspiel asked if the special use terminates if the special use ceases to operate. Buffalo Grove Plan Comm-Regular Meeting-April 21, 1993-Page 5 Mr. Raysa stated that under the current zoning ordinance the special use does terminate if the use ceases to operate, and the Zoning Ordinance uses a one year time limit for a discontinued special use. He further noted that the time period for special uses is under review at this time. Chairman Silbernik noted that the assumption all along has been that there is a renewal process for special uses. However, he stated that he would like to make the process less burdensome on the petitioners. Mr. Raysa noted that the Village has the right to revoke a special use for violations of the conditions of approval. Secondly, the renewal period can be any length of time unless there is a revocation. Chairman Silbernik said that an automatic renewal process seems reasonable unless there are complaints. In that case, a hearing should be required. In essence, the use would be permanent unless revoked. Commissioner Samuels asked if this concept means that a public hearing is required unless it is waived because no complaints were made. Mr. Raysa noted that the concept of "vested rights" is pertinent in this discussion. He said that a petitioner could make the argument that there are vested rights allowing the continuation of the special use. He indicated that he will have to research this area concerning this type of special use. Commissioner Samuels asked if the ordinance can be phrased so that there is a two year review with public hearing. However, under certain circumstances the public hearing aspect may be waived given that the license is still in effect, that the staff has determined that there have been no complaints, and that there has been notice to neighbors within 250 feet within 90 days of the scheduled public hearing and that there have been no responses. Trustee Hendricks suggested that this type of special use renewal could be put on the Board's agenda for approval on the consent agenda, based on all criteria having been met. Commissioner Krug stated that he does not think that the current requirement for a public hearing after two years to renew the special use is an overly burdensome or expensive process for petitioners. He noted that this protects the Village and everyone owning property near the special use home. Commissioner Samuels suggested that a renewal be based on verification that the DCFS license has been renewed. In addition, the renewal would be subject to inspection of the home by the Buffalo Grove Plan Comm-Regular Meeting-April 21, 1993-Page 6 Village staff. If the applicable standards and criteria are being met, and no complaints are on file, the special use would be automatically renewed. Chairman Silbernik noted that only a few words need to be added to Section 17.28. 060.c if the two year requirement is to be retained. He that it appears to him that the Village is severely restricting the ability of people to operate day care homes. Commissioner Howard concurred with Chairman Silbernik. Commissioner Rosenston noted that since the state does inspections of day care homes, it seems redundant to do the same thing over again. Commissioner Goldspiel noted that the state is not looking at day care homes as a land use within a residential neighborhood; DCFS is just concerned with the conditions in the home and the qualifications of the day care provider. Chairman Silbernik stated that he would modify his concept to reflect an initial review after two years to see if the use has an impact on the surroundings and then it becomes permanent unless revoked. Commissioner Berman stated that from a land use point of view a day care home can have an impact on a residential neighborhood,and that possibility needs to be recognized in designing appropriate zoning controls. He said this type of use should remain subject to periodic renewal. It would be unwise for the Village to create an ongoing right for people to operate daycare homes, subject only to revocation by the Village, because that could increase the due process burden on the Village to discontinue a special use when a day care home is causing a negative impact on a neighborhood. The burden should remain on the petitioner to re-establish the right to continue the special use. Commissioner Berman suggested that the process be streamlined so that a public hearing can be optional if the Village determines that there have not been substantive complaints or other problems with a particular day care home. The Village could solicit comments from neighbors, and if no complaints are received, the special use could be re-issued by Village Board approval on a consent agenda. All Commissioners were in favor of Commissioner Berman's suggestions. Cindy Trayner, 2318 Acorn Place, noted that it is a financial burden being placed on her as she not only pays for the business license but that she pays for state licensing and other items. She is only allowed to have 8 children including her own, and she Buffalo Grove Plan Comm-Regular Meeting-April 21, 1993-Page 7 and other day care providers are not making a great deal of money. Additionally, a lot of time is already expended in having various inspections made. She noted that when she started two years ago there was no information available to her regarding any Village ordinance requirements and suddenly there seems to be a whole list of requirements that she was unaware of, particularly the need for a fence. Mr. Pfeil noted that he personally sends out packets of information to anyone requesting information regarding a special use for a day care home. Vickie Chmielewski, 151 Lilac, asked if she would be notified if there is a complaint lodged against her. Mr. Pfeil noted that this could be made a policy and notification mailed to the day care provider of a complaint having been lodged. Commissioner Samuels noted that there is a need to have continuous monitoring of safety standards. Commissioner Goldspiel noted that the-Plan Commission is not the one to monitor safety. The Commission's duty is to monitor land use issues. Chairman Silbernik stated that it would appear the Commission agrees that it should stay with the program it has now with the modification that unless there is a legitimate reason to hold a public hearing, same be removed and the matter be put onto a consent agenda for renewal by staff recommendation. That would eliminate the cost of a public hearing and the cost of a renewal. The only qualifier to be added is that the first renewal must have a public hearing which would be for everyone's protection. Chairman Silbernik further noted that he would like staff to investigate what should be done about unlicensed day care homes which is a big problem. Commissioner Samuels noted that he would like the day care operator to get their license for the full two year period. Mr. Pfeil noted that when the Zoning Ordinance was amended in 1990 the special use was limited to the R-E through R-7 Districts. Commissioner Goldspiel commented that some of the single-family lots in the R-8 and R-9 Districts are fairly small, and it may be difficult to provide adequate outdoor play areas. Commissioner Samuels noted that a public hearing g would still be required in which case the neighbors would be able to air any concerns, and the Commission would determine if the respective petitioner could meet the applicable standards. Therefore he does Buffalo Grove Plan Comm-Regular Meeting-April 21, 1993-Page 8 not see a problem with a special use permit in the R-9 or R-9 District, assuming that the standards can be met. Commissioner Rosenston noted that the number of children allowed could be restricted if necessary. Commissioner Genell asked would will be done with those people who are not complying with the special use requirement. Mr. Pfeil stated that civil penalties would be pursued if a day care provider does not comply with the Zoning Ordinance. Commissioner Genell stated that something needs to be done about the people who do not have DCFS licenses and are therefore unknown to the Village. Mr. Pfeil stated that if the Village does not know about them, the only way to learn about them is if people come in with complaints. Commissioner Genell stated that perhaps some information regarding the special use ordinance for day care providers could be included in the Village newsletter. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil noted that there is a meeting scheduled for May 5, 1993 on the Rohrman Saturn dealership and May 19, 1993 on the Rolling Hills project. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS Commissioner Krug noted that there is presently legislation being considered in both the State Senate and House of Representatives that would remove the requirement for religious organizations to obtain state licensing to operate child day care operations. ADJOURNMENT Moved by Commissioner Rosenston, seconded by Commissioner Rhodes, and carried unanimously to adjourn. Chairman Silbernik adjourned the meeting at 9:45 p.m. Buffalo Grove Plan Comm-Regular Meeting-April 21, 1993-Page 9 Res ectfully emitted, Fay /Rubi , Recording Secretary APPROV `MARTIN SILBERNIK, Chairman II ii Buffalo Grove Plan Comm-Regular Meeting-April 21, 1993-Page 10