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1994-07-06 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION July 6, 1994 Northwest Child Care Center, Jewish Council for Youth Services, Southwest corner of Aptakisic Road/ Weiland Road - Approval of a Preliminary Plan in a B-1 District -- Workshop #1 Regulation of Coin-Operated Amusement Devices Workshop #1 Chairman Silbernik called the meeting to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Mr. Rosenston Mr. Samuels Mr. Berman Commissioners absent: Ms. Howard Mr. Moons Also present: Mr. Marshall Klein, Director, JCYS Mr. Lawrence Freedman, Ash, Anos, Freedman & Logan Mr. Jeffrey Marcowitz, Project Management Advisors, Inc. Mr. Gerald Lindgren, Barton-Aschman Associates, Inc. Mr. Jeffrey Brown, The JRB Group Architects Mr. Robert Givens, Pearson Brown Associates Mr. Bruce Kahn, Village Trustee Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Rhodes, seconded by Commissioner Berman to approve the minutes of the Public Hearing of June 15, 1994. Commissioner Berman noted the addition of "without" to page 3, paragraph 1. All Commissioners were in favor of the motion as amended, and the motion passed unanimously, with Commissioners Silbernik, Goldspiel and Rosenston abstaining. Buffalo Grove Plan Comm-Regular Meeting-July 6, 1994-Page 1 Moved by Commissioner Rhodes, seconded by Commissioner Krug to approve the minutes of the Regular Meeting of June 15, 1994. Commissioner Krug noted a typographical error on page 1, paragraph 2. All Commissioners were in favor of the motion as amended, and the motion passed unanimously, with Commissioners Silbernik, Goldspiel and Rosenston abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Berman attended the Village Board meeting on June 20, 1994 and stated the following items were discussed: 1. Discussion on allowing interlocking brick pavers instead of concrete on driveway aprons 2 . Denial of Schwartz's Cove development 3 . Approval of Rose Glen subdivision on Checker Road 4. Referral of JCYS Day Care Center proposal NORTHWEST CHILD CARE CENTER, JEWISH COUNCIL FOR YOUTH SERVICES, SOUTHWEST CORNER OF APTAKISIC ROAD/WEILAND ROAD - APPROVAL OF A PRELIMINARY PLAN IN A B-1 DISTRICT -- WORKSHOP #1 Mr. Lawrence Freedman of Ash, Anos, Freedman & Logan, stated the JCYS is the contract purchaser of a 4.5 acre parcel which is presently zoned B-1. He noted the property was initially zoned as part of the Old Farm Village development as an out parcel intended to be developed as a strip shopping center. Mr. Freedman stated in response to the question of tax impact, that obviously this piece will come off the tax roll. However, the alternative would be to develop this parcel as a strip center and the basic policy of the Village has been that there are more than enough strip centers, particularly in this area of the Village. He stated that if the use is appropriate, it will then be a tax loss. Mr. Freedman stated the petitioner is seeking approval of both a present and future phase for child care and/or community center. He noted the director had indicated to the Village Board and it is still the case that phase 2 is not particularly ready for development at this point as it will depend on funding and donations. He noted the proposed site plan integrates the intended development and would like approval of both phases of the plan. Mr. Marshall Klein of JCYS, stated the function and purpose in Phase 1 is a more ambitious plan to serve more families than would have been allowed in the prior site. The main focus of phase 1 is child care, which takes in full day child care, split week child Buffalo Grove Plan Comm-Regular Meeting-July 6, 1994-Page 2 care, after school care and weekend programming for youth age children. He stated their target is initially 250-300 families. He noted the exact nature of the amount of pre-school or child care that can be done depends on the demand in any given year. This will change from year to year depending on the demand and numbers of children and the ages of the children. Mr. Klein stated the goal for phase 2 is to integrate more programming for grade school and junior high school age children through the introduction of an indoor swimming pool and/or gymnasium. He noted it is their goal to raise enough funds to make the pool adaptable through moveable bulkheads to serve the special needs population which seldom has access to water because they cannot get in and out of the pool. There are not many pools in the Chicago area that can accommodate that kind of need. This is a special service which adds a dimension to this project which is very appealing as it will allow help for the developmentally disabled child and/or adult. The demand from families and group homes for this service is phenomenal. Mr. Jeffrey Brown of The JRB Group Architects, stated the site at Aptakisic and Weiland Roads presents some unique opportunities. As this is the entrance to Buffalo Grove from the northeast they are proposing to create a visual impact to enhance the northeast part of the Village. He stated they have created a parkway entrance on Weiland Road on the south portion of the property. This entrance will have two lanes for both in-bound and out-bound traffic. There will be staff parking in the lower southeast portion of the site. He noted they have created a circulation drop off area to the entrance of the building and they have created additional visitor parking extending up to the northern part of the site. Mr. Brown stated the building has been situated toward the back end of the site for reasons of greater safety for the children. The building has skewed classroom wings opening up to the playground area. The rest of the building is served by multipurpose rooms. Phase 2 will start the development of the gymnasium and pool complex as ancillary services which will be used at different times of the day. Mr. Brown noted the residential area to the south and proposes development of a strong buffer for the residents to help negate any noise from the site. He stated they are considering berming with heavy evergreen plantings. He noted there are currently fences over most of the area. Mr. Brown stated the initial building will be approximately 21,000 to 23,000 square feet and the addition of the phase 2 building will make the building 42,900 square feet. The overall ratio on site will be approximately 22% open space. Buffalo Grove Plan Comm-Regular Meeting-July 6, 1994-Page 3 Mr. Brown stated the major impact will come from the northeast and the landscaping has been designed to cut the visual massing of the building. Mr. Brown stated the required 12-foot landscaped area will be provided along Weiland Road. He further noted the issue of a secondary egress to the site has been discussed with the Board. He stated they are seeking the necessary requirements from the County regarding the placement of an emergency entrance on Aptakisic Road. Mr. Robert Givens of Pearson Brown Associates, stated that sanitary stubs have been provided by the subdivision to the south as have 36 inch storm stubs. He further noted there is an existing water main all along the property line. He also noted that detention has been provided through the subdivision and will be sufficient to handle this project. Mr. Gerald Lindgren of Barton-Aschman Associates, Inc. , stated he has completed a traffic count relative to the proposed day care center and complementary facilities. He stated the estimates were based not only on the size of the square feet of the facility but also knowing the population expectations of the children and staff. The recommendation for the main access includes a single inbound lane which is 15 or 16 feet wide and two exiting lanes. At this location the County ordinance will require a separate left turn lane on Weiland Road to accommodate separate left turns coming from the south. This will provide a northbound left turn lane and a southbound right turn lane. In essence, this will remove all facility traffic from the existing through lanes so as not to interfere with movement on those lanes at all. Mr. Lindgren stated that in order to add a right turn lane in on Aptakisic it will require extending the turn lane west to taper it back. There is, however, no room at this point to permit this. He stated that the access on Aptakisic may only need to be an emergency access and even with all other traffic using the main access it will work very well. He further noted this report will be submitted to the County when all adjustments have been made. Commissioner Goldspiel inquired if right-of-way will be a problem if further widening on Aptakisic becomes necessary. Mr. Lindgren stated that the right-of-way west of the proposed access on Aptakisic is not part of the subject property and cannot be used. Therefore, depending on how the County would require the access to be constructed it could present a problem. Commissioner Goldspiel asked if the property to the west has not been annexed and therefore has not made a contribution to the right-of-way. Buffalo Grove Plan Comm-Regular Meeting-July 6, 1994-Page 4 Mr. Pfeil stated that the County has acquired right-of-way to implement the recent improvements to Aptakisic Road. If the right deceleration lane needs to be extended, this would require right- of-way from the parcel west of the JCYS site. Mr. Lindgren stated the problem in tapering the access is that there is a portion of the property that the purchase would not be able to get. Commissioner Goldspiel noted that this corner has been reviewed by Mr. Carmignani and this plan should perhaps be referred to him for impact. Commissioner Goldspiel questioned the need for this type of emergency access. Mr. Lindgren stated this type of access needs feedback from the community and the county as to their preference in the type of emergency access they wish to have. He further noted that an emergency access may be a good idea when there are a couple of hundred children present within a facility. Commissioner Goldspiel asked if the intensity of use would be greater in the mornings. Mr. Lindgren stated that more people tend to arrive at the same time in the mornings and need to get out quickly. In the evenings pickup is more sporadic. Commissioner Goldspiel noted that perhaps the situation would be eased if it were possible to have a second access out on Aptakisic Road. Mr. Lindgren stated it will be easy to take advantage of the gaps on Weiland Road as you go through the signal cycle sequence which will help traffic out. He further noted that traffic coming east from Milwaukee to the facility represents approximately 15% of the facility traffic and that would go south on Weiland. The people who presently use Aptakisic to go to Milwaukee may now go out and south on Weiland to get to Milwaukee. Commissioner Rosenston stated the traffic problem is further south on Weiland, closer to Busch Road. Commissioner Samuels stated that he never sees any backup of traffic waiting to make a left turn to go south on Weiland. Commissioner Goldspiel stated he has no problem with the Weiland access, however, he noted his concern with the functioning need for an access on Aptakisic. Commissioner Goldspiel stated he would like to see planting and Buffalo Grove Plan Comm-Regular Meeting-July 6, 1994-Page 5 berming along Weiland to shield the view of car grills. Mr. Brown stated they will develop a landscape plan for the next meeting. He noted they are thinking of some sort of undulating berm with planting. Commissioner Goldspiel asked if the phase 2 use will be open to the community or if it would be only for the use of those in the day care facility. Mr. Klein stated they would like this to be a full community center in the future. He stated that the child care center alone will not pay for the cost of this facility. He further stated that one of the reasons for choosing this site was its proximity to the future train station which will make this very convenient for families using child care. Commissioner Goldspiel inquired if it is an assumption of the traffic study that there would be no additional people being generated at the site from phase 2 of the development. He asked for comment concerning the impact of phase 2 in generating additional traffic at the site. Mr. Klein stated that whereas many of the children at the child care center begin to leave by 4:00 p.m. , the phase 2 use would begin with children arriving after school and in the evenings. Although there may be some slight overlap, basically the younger children will be gone before the phase 2 population begins to arrive. Commissioner Goldspiel inquired where the stormwater would go and if it will meet the standards of the Lake County ordinance. Mr. Marcowitz stated there is a 36 inch stub available in the previous subdivision which will provide sufficient storage. Commissioner Krug inquired if the two new developments and the new school to the north had been taken into consideration in the traffic counts. Mr. Lindgren stated he did not have the information for that development. He stated that the development to the north would probably effect other movements. Commissioner Krug noted that people may be going south to the train station and bus station. He further recommended a no turn on red sign at Weiland southbound. Commissioner Krug asked if any people would be coming in by bus. Mr. Klein stated the only buses are the after school pickup vans operated by the JCYS. Buffalo Grove Plan Comm-Regular Meeting-July 6, 1994-Page 6 Commissioner Krug asked if there would be any special evening or weekend functions held at the center. Mr. Klein stated there would be some weekend programs but very few evening programs as these are working parents. Commissioner Krug asked if there would be any retention in the parking lot. Mr. Marcowitz stated there is no retention provided on the site as it is all being provided as part of the subdivision. Commissioner Rhodes stated that whatever kind of development came into this parcel would probably have the same traffic scenario as this is a busy traffic corner and he is pleased to see this kind of development. Commissioner Rhodes noted he would like to see a visual display of the surrounding area and the homes to the south and west at the next workshop. Commissioner Rhodes inquired how late an evening program would last. Mr. Klein stated they have no concrete evening program as yet but most programs would be over by 9:00 to 10:00 p.m. on weekdays as well as weekends. Commissioner Rhodes asked if participants in the child care facility would all be from the same ethnic group. Mr. Klein stated the facility would be open all. He noted that wherever they are situated, the facility tends to take on the characteristics of the area. Commissioner Rhodes asked if there are any trees or shrubbery to be saved on the property. Mr. Brown stated there is nothing on the property. Commissioner Rosenston asked if any variances would be required. Mr. Brown stated no. Commissioner Rosenston asked how this facility is different from the JCC. Mr. Klein stated the JCC is part of the Jewish Federation whereas this facility is not. In addition there is no membership requirement at this proposed facility as there is at the JCC. In addition financial scholarships are available. Buffalo Grove Plan Comm-Regular Meeting-July 6, 1994-Page 7 Commissioner Rosenston stated he would also like to see a right in and out access on Aptakisic if possible. Mr. Freedman stated they will be talking to Mr. Carmignani as well as the County before the next workshop regarding the Aptakisic access. Commissioner Rosenston inquired if there would be any outside activities if there are evening programs. Mr. Klein stated there is nothing planned outside now but there is a possibility of soccer or some sport taking place outside depending on what space is left. However, there would be no lights or late evening games. Commissioner Samuels asked if there would be any food services on the premises. Mr. Klein stated that as part of child care they will have catered food which is a requirement by DCFS. Commissioner Samuels inquired how the food service would be delivered. Mr. Klein stated a small van delivers the food via a hot box. Commissioner Samuels asked where garbage will be located. Mr. Brown stated it will probably be located at the southern end of the building. Commissioner Samuels asked if the JCYS plans to fence the south and west perimeter for security reasons. Mr. Brown stated the play areas will be protected by berming and landscaping. Commissioner Samuels asked if any surface would be paved for outdoor play. Mr. Brown stated there would only be paving for some tricycle paths. Commissioner Samuels stated he would prefer to eliminate any access on Aptakisic Road even for emergency purposes. He noted that as the Village has stated that Weiland Road is to become part of the Prairie extension, this access would not be necessary for emergency use. He also stated that putting this much pavement in for an unnecessary access provides no benefit. In addition if the access is put in it will create a conflict for the people who will be circulating in the circle. Buffalo Grove Plan Comm-Regular Meeting-July 6, 1994-Page 8 Commissioner Samuels commented that berming should be done carefully to screen the parking lot without blocking views of the building. He noted that the building appears to be aesthetically attractive, and it should not be completely blocked by landscaping and berming. Commissioner Berman asked how many classrooms will be in the building. Mr. Brown stated there will be 10 classrooms, 2 multi-purpose rooms, and 1 pottery studio. Commissioner Berman inquired if there would be a kiln in the pottery studio. Mr. Klein stated there will be a modern kiln made to code which gives off no fumes and is extremely well vented. Commissioner Berman asked what purposes the multi-purpose rooms will serve. Mr. Brown stated they act as indoor play areas and gatherings for multiple classes. Commissioner Berman inquired if the area planned for phase 2 will be temporarily landscaped. Mr. Brown stated there will be some low maintenance landscaping used until the area is once again dug up for phase 2 construction. Commissioner Berman asked if there is any consideration toward adding an extra storm drain in the play area. Mr. Brown stated the play area will be underdrained. Commissioner Berman stated his initial inclination was to provide a right in, right out access on Aptakisic. If the emergency exit is retained, the configuration should be changed to eliminate part of the pavement if at all possible. Chairman Silbernik stated he would like to see a right in, right out on Aptakisic Road but he would like discussion with the Fire Department and the County to see what their requirements are and if this access is possible. Chairman Silbernik stated to see more detail on the interior layout of both phase 1 and 2 for the next workshop. Chairman Silbernik asked if the children must be signed in when dropped for day care. Mr. Klein stated the children must be brought in. Buffalo Grove Plan Comm-Regular Meeting-July 6, 1994-Page 9 Chairman Silbernik stated that he would like to be sure there is sufficient room for parking and traffic flow since the children must be brought inside. Mr. Mark Bryzinski, 1829 Madison Court, asked what the height of the building will be. Mr. Brown stated the phase 1 building is 15 feet high with the roof area over the multi-purpose room being 5 feet higher. The phase 2 building will be 30 feet high. Mr. Bryzinski asked if there would be any lighting. Mr. Brown stated there would be standard security lights and parking lot lighting. Commissioner Goldspiel stated he would like information concerning the status of the land to the west of the site, including zoning information, and he would like to know if additional right-of-way is needed along Aptakisic Road for the deceleration lane or other future improvements. Commissioner Samuels asked for more details on walkways at the next meeting. In addition he asked that consideration be given to additional walkways for the handicapped. REGULATION OF COIN-OPERATED AMUSEMENT DEVICES -- WORKSHOP #1 Mr. Pfeil stated that the issue started with a specific request from one of the businesses in the Town Center to exceed the three coin operated device limit. He noted the Village Board is reluctant to put in any ordinance for only a specific use and has asked the Plan Commission to render a more thorough analysis of the whole situation. Chairman Silbernik asked if these devices can be or should be limited to the B-5 District. Commissioner Goldspiel stated a great deal of information is needed the problems and needs involved. He noted that the point of the B-5 District is more intense pedestrian uses and as such this could be that type of use and it may be best to limit such devices to the B-5 District only using the approach made in Mr. Raysa' s draft. Commissioner Berman noted that the material provided was outdated and the uses and demands today are very different. He noted his preference not to have dedicated arcades in the Village but it may be a moot point as there may be no market for same at this time. He also stated he is concerned with creating a hangout area if Buffalo Grove Plan Comm-Regular Meeting-July 6, 1994-Page 10 both theaters and arcades are allowed to come into one area. He stated he agrees that he would not like to see coin operated devices dispersed in large numbers throughout the Village. He noted that the ordinance would be best as a special use coupled with licensing procedures. Commissioner Samuels stated there is nothing inherently wrong with arcades although he agrees the information supplied is outdated. He stated there are places that run these types of game areas in a very classy fashion. He stated that present zoning is too restrictive. He stated the way to approach this question is Village wide and not just Town Center. Commissioner Samuels stated it would be appropriate to handle this matter as a special use with licensing. The licensing could designate space between machines and things of that nature. He stated this is a different generation of kids playing these games and most kids nowadays are playing these games. He stated these games would be appropriate in a restaurant facility as long as it is done subject to the standards of safety and taste. He stated this is something that should be encouraged so that the children in this Village could walk around and meet in a central location for some good clean fun. He further stated that if a primarily a youthful crowd is being served then alcohol and tobacco should be restricted or not allowed and there must be adequate adult supervision. Under these conditions video games and arcades can be beneficial to the community. Commissioner Krug stated he has no objection to video games and arcades although it should be available as a special use. He noted that a place like virtual reality would fit in nicely in Town Center. However, some information from the industry would possibly help since they are in the business of entertainment and want to keep out any bad elements. He noted that trade associations would give their own point of view but many things could be picked up from their experience. He further stated that any ordinance should probably be related to the square footage of the establishment and the type of establishment requesting same. Commissioner Berman stated these arcade places are invariably dirty and raucous with large groups of young people hanging around. Therefore, he would not like to see dedicated arcades scattered around the Village which could become hangouts and focal points of nuisance. He stated that as an accessory use, the limit of three machines is not a good idea. He further asked if some information could be gathered from an existing dedicated arcade at Hawthorne. Chairman Silbernik stated no one is coming into this Village for an arcade. The only issue here is one business who wants to add machines. Buffalo Grove Plan Comm-Regular Meeting-July 6, 1994-Page 11 The Commission noted that was not the only issue. They noted the Board is asking for a universal approach. Chairman Silbernik stated that there is an existing ordinance which has functioned very well over the years. The issue is whether it is a zoning problem and an ancillary or primary use. These are the types of problems that need to be discussed. The issue to be focused on is whether this is a zoning problem or a licensing problem and how best to resolve the issue based on these criteria. �.J Commissioner Berman stated that the Commission needs to come up with not only a regulatory approach but what it is that is being regulated and where this is all going. Commissioner Rosenston stated the Village must be fair across the board and special use is the way to control it and licensing is the way to enforce. He further stated the Village should have the ability to have arcades and businesses that derive the majority of their income from games. He also stated that some guidelines are necessary. He further stated it would be shortsighted to address only the request from Bumpers and that this issue must be addressed for the entire Village. Commissioner Samuels stated it may be a good idea if staff could get in touch with the appropriate personnel from Boca Raton to find out how they handle these types of ordinances and licenses as they have many of these types of establishments which seem to be working out quite well. It may be possible to request floor plans of a couple of particular establishments there to help in determining issues such as spacing of machines and percentages of square footage devoted to the machines as these are the criteria that may be put into a special use criteria for the entire Village. Commissioner Samuels noted that the consensus of the Commission seems to lean toward a special use requirement as the appropriate way to address the issue. If the Village goes with a special use the petitioner then has the burden to prove they meet all the criteria of a special use. Commissioner Goldspiel stated he is not in favor of a special use for this issue. He stated a great deal of investigation needs to be done beforehand. He stated his problem with a special use is that he would not want an endless procession of hearings every time someone wants to put in some kind of machine. Perhaps limiting the special uses in some way can be achieved. Commissioner Goldspiel stated it may be better to differentiate some of the different types of approaches and examine each one separately to determine how each one should be treated. He further stated it may be useful to talk to other communities and Buffalo Grove Plan Comm-Regular Meeting-July 6, 1994-Page 12 get some of their feedback. Commissioner Berman asked if it is still the interest of the Commission to have input from a trade association. Commissioner Rosenston stated he would prefer to get feedback from some other communities first. Commissioner Berman suggested creating a sub-committee to filter through all this information and present same to the Commission. ../ Commissioners Berman, Krug and Samuels volunteered for the sub- committee. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil said that there will be a public hearing for the Amoco development at Lake Cook Road and Route 83 on July 20, 1994. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Berman and carried unanimously to adjourn. Chairman Silbernik adjourned the meeting at 10:00 p.m. Res ctfully su itted, ti Fay Rub' , Recording Secretary APPROVED BY: ./ MARTIN SILBERNIK Buffalo Grove Plan Comm-Regular Meeting-July 6, 1994-Page 13