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1999-01-06 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION January 6, 1999 Consideration of amendments to the Buffalo Grove Development Ordinance including revisions to the following sections: 16.20.130.B.2. -Development Improvement Guarantee: 16.50.030.D.6.b.-Minimum Sewer Size 16.50.040.C.3.b.3& 4 Storm Water Detention Facilities-Basic Design Standards: 16.50.040.C.4- Permanent Ponds: 16.50.040.D -Storm Water Detention Facilities-Other Requirements; 16.50.050.E.1. &2.-Sanitary Sewer System-Material Specifications, 16.50.070.E. -Table of Approved Pavement Construction Materials: 16.50.090.B. & C. -Bikepaths; 16.50.120.C.-Landscaping-Protection of Existing Trees: 16.50.120.D.2. -Landscaping-Areas to be Graded and Sodded: 16.50.120.I.1.f.- Requirements for Planting Trees and Shrubbery Chairman Goldspiel called the hearing to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard,Buffalo Grove, Illinois. Chairman Goldspiel read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Samuels Mr. Berman Mr. Trilling Mr. Moons Mr. Viehman Commissioners absent: Mr. Ottenheimer Also present: Mr. Richard Kuenider, Village Engineer Mr. Brian Rubin,Village Trustee Mr. Robert Pfeil,Village Planner Mr. Kuenkler reviewed the proposed revisions to the Development Ordinance noting that the format is the current ordinance language with strikeouts where suggested deletions or changes are suggested. New language suggestions are in bold type. Buffalo Grove Plan Commission-Public Hearing-January 6, 1999-Page 1 Mr. Kuenkler stated the first paragraph relates to sureties for guarantees for improvements. The committee is suggesting that surety bonds be deleted as an acceptable surety. On occasion when the bonding company has been asked to provide some completion work, it has not worked out well. He stated it is the committee's suggestion that the village will be in a better position with a Letter of Credit. Chairman Goldspiel asked how a Letter of Credit works. Mr. Kuenkler stated there is a format within the body of the Letter of Credit for filing. Commissioner Viehman asked if any additional liability or issue that the Village might face by eliminating the surety bond. Mr. Kuenkler stated he did not believe so,noting that the Village Attorney has not seen any problem with this suggestion. Commissioner Viehman asked if by removing this surety bond issue, it is potentially removing an item that has been an issue for the Village in terms of getting things worked through. He asked if taking this bond out will eliminate one option that creates a problem for the Village and puts it into something less problematic. Mr. Kuenkler stated that is the idea exactly. Mr. Kuenkler stated they are also recommending that the stormsewer that serves only sump pumps be increased to a minimum diameter of 8 inches which is the same minimum diameter which is specified in the ordinance for sanitary sewers. As a practical matter that is what has been installed in most recent developments and is really the practical minimum for maintenance by the Public Works Department. Chairman Goldspiel asked where there are stormsewers that are just for sump pumps. Mr. Kuenkler stated that once the development is laid out and the stormsewers and inlets are spaced in accordance with an ordinance there may be portions of the development beyond the last inlet that only needs a small diameter stormsewer for each individual home's access by the sump pump. Mr. Kuenider reviewed the section on planting of detention ponds and basins. He noted the Lake County Watershed Development Ordinances go somewhat beyond that of the Village of Buffalo Grove. One is the first flush requirement which means the first one-half inch of runoff is required to be retained on the site with out any discharge. In effect you cannot grow grass on the bottom as it will not be viable. This requires more native types of plantings. Therefore the issue is that you must try to grow something that will have a chance of survival. Buffalo Grove Plan Commission-Public Hearing-January 6, 1999-Page 2 Commissioner Trilling asked if this is relative to dry basins only or wet basins also. Mr. Kuenlder stated this will be applicable to dry bottom basins. He stated they also have a grass shoreline arrangement for wet ponds. Commissioner Krug asked if there would still be underdraining. Mr. Kuenlder stated you would still want an underdrain because you would still want to drain down that first inch of capture,but it will be there long enough where normal bluegrass lawns cannot survive. There has been a suggestion for eliminating the mud shoreline by requiring some type of native planting along detention ponds as an alternate to the armored shoreline which has always been in and continues to be in the ordinance. Commissioner Trilling asked if either of these two changes provides for ensuring that there is a shoreline or bank that is in an acceptable condition. Mr. Kuenlder stated it helps to start out with plants that will tolerate water. Chairman Goldspiel asked what kind of plants are suitable or more water tolerant. Mr. Kuenlder stated they look more like the area along Checker Drive east of Arlington Heights Road. These plants are taller and water tolerant. Chairman Goldspiel asked how long the one-half inch of runoff must be held. Mr. Kuenlder stated in theory the water will either evaporate or you can create an underdrain system that would take it down. It would probably last at least 2-3 days. Chairman Goldspiel asked how deep this would be. Mr. Kuenkler stated it would be about 6-8 inches over the bottom of the basin. Chairman Goldspiel asked if there is any other way around this issue. Mr. Kuenkler stated the size of most remaining lots for development in the Village will probably not be large enough to do much else. Chairman Goldspiel stated he is concerned because this will basically scratch detention basins from active use. He asked if there could be other alternatives which would encourage other kinds of treatments and which would allow Cook County,which is not subject to this ordinance, to continue to have the dry bottom active detention basins. Buffalo Grove Plan Commission-Public Hearing-January 6, 1999-Page 3 I i Mr. Kuenkler stated they have not taken any of the current detention basin design standards out, they are merely adding the suggestion for native planting materials. Chairman Goldspiel stated he wants to make sure there is no prohibition on dry basins. Mr. Kuenkler stated that is not the intent and they are merely providing some direction in the ordinance as to what is going to be required in those circumstances where the design of the basin will not allow for the growth of grass. Chairman Goldspiel stated he would like to see the comment that suggests that"dry bottom detention basins could still be constructed in areas where they are feasible." Mr. Kuenkler stated the ordinance still retains a provision for a soil stabilizer type of product. They are,however,recommending a change to a different product instead of Enkamat. The new product is a slightly larger grid that will allow for the use of the larger native plantings and is coupled with a coconut fiber. Commissioner Krug stated he would like to see the word"equal" in paragraph 4 of Section 16.50.040.C.4 changed to the word"equivalent". Chairman Goldspiel noted equivalent is better language. Mr. Kuenkler stated the committee has gone back and forth on the aeration question. He noted they did a municipal survey to see what some other communities were requiring and about four other communities besides Buffalo Grove require aeration. The resulting decision was to retain the requirement for aeration and have some demonstration of what the aeration will accomplish when and if required. Chairman Goldspiel noted they have from time to time had testimony that large ponds with great depths do not require aeration because there is enough water circulation naturally to make an aerator unnecessary. Mr. Kuenkler stated Section 16.50.040.D - Other Requirements-was added just to specify exactly what those requirements are. Commissioner Samuels stated the word"insure"in this section should be "ensure". Chairman Goldspiel noted the use of the word"equivalent"instead of"equal"should be flagged for attention by the Village Attorney. Mr. Kuenkler further noted the committee is recommending the deletion of vitrified clay pipe as an approved material for sanitary sewer construction. He stated it is the feeling that other plastic products have far superior joints than the clay pipes and this controls the infiltration which is Buffalo Grove Plan Commission-Public Hearing-January 6, 1999-Page 4 very important. Chairman Goldspiel asked if this would pose a problem in repairing old pipes. Mr. Kuenkler stated they have not ever replaced a public sewer but they would recommend some of the newer products and there would not be any problem. Mr. Kuenkler next stated there has also been a clarification on the aggregate materials used in pavement design. The committee has outlined and specified exactly the two types of materials normally used for pavements as crushed gravel and crushed stone. Commissioner Krug asked if recycled concrete would be acceptable under this term. Mr. Kuenkler stated it would not be acceptable under this arrangement. He noted the Village is interested in what the structural number is. Once there is some agreement on that,recycled concrete will probably be a suitable product. However,that issue is being debated right now. Commissioner Berman noted the problem seems to be that the testing is not yet complete and is not conclusive as to the strength and there is too much inconsistency at this point to assure there is the right quality of materials when it is put down. Mr. Kuenlder further stated the suggestion was to give it a lower coefficient than even some of the literature suggests. However,then it would simply not be used. Commissioner Krug stated it should wait until there is more conclusive evidence. Commissioner Berman noted that at such point that the literature shows that it is a product that is stable and consistent it could be brought back to the Commission for approval. Mr. Kuenkler noted they are suggesting increasing the width of bikepaths to 10 feet which seems to be the current recommended standard for bikepath width. Mr. Kuenkler also stated the amendment concerning trees modifies the standard by which trees are measured and evaluated. The actual requirements for installation of trees is the same. However, the way trees are measured has changed within the industry. The ordinance used to state trees were calipered at 6 inches above the ground and now the usual measurement location is 4 '/2 feet. The ordinance has been changed to be consistent with what is used by all the nurseries and what the standard specifications are. Chairman Goldspiel asked if this change would result in any change in size of the tree. Mr. Kuenkler stated no, although the trees would be different. He further noted changes to the ordinance which now has some additional detail required as far as the tree survey. Buffalo Grove Plan Commission-Public Hearing-January 6, 1999-Page 5 There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 8:15 p.m. Respectfully submitted, Fay b. , e rding Secretary APPROVED: l S E EN GOLDSPIEL, hairman Buffalo Grove Plan Commission-Public Hearing-January 6, 1999-Page 6 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION • January 6, 1999 Consideration of amendments to the Buffalo Grove Development Ordinance including revisions to the following sections: 16.20.130.B.2. -Development Improvement Guarantee; 16.50.030.D.6.b.-Minimum Sewer Size; 16.50.040.C.3.b.3 & 4-Storm Water Detention Facilities -Basic Design Standards; 16.50.040.C.4-Permanent Ponds; 16.50.040.D-Storm Water Detention Facilities - Other Requirements: 16.50.050.E.1. &2. -Sanitary Sewer System -Material Specifications: 16.50.070.E. -Table of Approved Pavement Construction Materials; 16.50.090.B & C -Bikepaths; 16.50.120.C. -Landscaping- protection of Existing Trees; 16.50.120.D.2. -Landscaping-Areas to be Graded and Sodded; 16.50.120.I.1.f. -Requirements for Planting Trees and Shrubbery Chairman Goldspiel called the meeting to order at 8:15 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Samuels Mr. Berman Mr. Trilling Mr. Moons Mr. Viehman Commissioners absent: Mr. Ottenheimer Also present: Mr. Lawrence Freedman, Ash,Anos, Freedman& Logan Mr. Jamie Childs, Childs Realty Group Mr. Martin Oliff,Jewish Community Centers of Chicago Mr. Lee Brady, Jewish Community Centers of Chicago Mr. Stuart Lenhoff, Childs Realty Group Ms. Bonnie Greenberg,Northwest Suburban Jewish Community Center Ms. Felice Novak, Response Center Mr. Richard Kuenkler, Village Engineer Mr. Brian Rubin,Village Trustee Mr. Robert Pfeil, Village Planner Buffalo Grove Plan Commission-Regular Meeting-January 6, 1999-Page 1 g g rY g APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Viehman to approve the minutes of the regular meeting of October 21, 1998. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Krug and Viehman abstaining. Moved by Commissioner Samuels, seconded by Commissioner Viehman to approve the minutes of the public hearing and regular meeting of November 4, 1998. Chairman Goldspiel requested the addition in the regular meeting of language that the construction of the tower on the Cotey property would complete the development of this parcel. All Commissioners were in favor of the motion as amended and the motion passed unanimously with Commissioners Howard, Samuels and Berman abstaining. Moved by Commissioner Samuels, seconded by Commissioner Krug to approve the minutes of the regular meeting of November 18, 1998. Chairman Goldspiel noted a typographical error on page 3. All Commissioners were in favor of the motion and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS Commissioner Krug stated he attended the Village Board meeting on December 21, 1998 where a development of single family detached housing was proposed consisting of five lots west of Prairie Road and 23 lots east of Prairie Road adjacent to Indian Creek. The proposal was to build without sidewalks which was not approved of by the Trustees. There would be a variation for a cul de sac which exceeds 500 feet. In addition, a proposed plan for expansion of the Northwest Community Healthcare campus at Lake Cook Rd/Route 83 was withdrawn from the agenda concerning the scheduled referral discussion. Commissioner Berman stated he attended the Village Board meeting on December 7, 1998. The Walgreens development on Aptakisic and Buffalo Grove Roads was approved after a great deal of discussion. There are some restrictions concerning tenancy in the second building so as to ensure that there is adequate parking. There is a limitation on the amount of space that can be devoted to food service use and office use. Mr. Pfeil stated Commissioner Ottenheimer had attended the Village Board meeting on January 4, 1999 and reported there were no items of interest to the Plan Commission. AMENDMENTS TO THE VILLAGE DEVELOPMENT ORDINANCE Moved by Commissioner Samuels, seconded by Commissioner Berman to recommend approval to the Village Board of the following amendments to the Buffalo Grove Development Ordinance including revisions to the following sections: 16.20.130.B.2 - Development Improvement Guarantee; 16.50.030.D.6.b. -Minimum Sewer Size; 16.50.040.C.3.b.3 &4 - Storm Water Detention Facilities - Basic Design Standards; 16.50.040.C.4-Permanent Ponds; 16.50.040.D - Buffalo Grove Plan Commission-Regular Meeting-January 6, 1999-Page 2 Storm Water Detention Facilities -Other Requirements; 16.50.050.E.1. &2. - Sanitary Sewer System - Material Specifications; 16.50.070.E. -Table of Approved Pavement Construction Materials; 16.50.090.B. & C. - Bikepaths; 16.50.120.C. -Landscaping-Protection of Existing Trees; 16.50.120.D.2. -Landscaping- Areas to be Graded and Sodded; 16.50.120.I.1.f. - Requirements for Planting Trees and Shrubbery,pursuant to the testimony given at the public hearing by the Village of Buffalo Grove. Chairman Goldspiel noted it had been requested that the Village Attorney check the verbiage on equal or equivalent and the Commission would also like to note that dry bottom detention ponds are still legal under the revisions to the amendment and perhaps preferred where appropriate. Chairman Goldspiel stated he appreciates the study that has gone into these recommendations and it is certainly to the benefit of the Village to have an up to date and current ordinance and therefore it is entirely appropriate to recommend approval of the proposal. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Howard, Samuels, Berman,Trilling, Moons,Viehman, Goldspiel NAYES: None ABSENT: Ottenheimer ABSTAIN: None The motion passed 8 to 0. NORTHWEST SUBURBAN JEWISH COMMUNITY CENTER(JCC).PROPOSED PRE-SCHOOL AT WOODLAND COMMONS SHOPPING CENTER. HALF DAY ROAD (IL ROUTE 22)-AMENDMENT OF APPROVED PLANNED UNIT DEVELOPMENT (P.U.D.)AND PRELIMINARY PLAN-WORKSHOP#1 Mr. Freedman stated the Jewish Community Centers of Chicago is proposing to lease all of the former Sears hardware store space in Woodland Commons Shopping Center and occupy slightly in excess of half that space for a shared use as a pre-school for itself and with Response Center which operates an adolescent educational counseling and resource center. The remaining area of about one-half, not occupied by either of these uses would ultimately be the subject of a future sub-lease. That use would, of course have to come back for approval. The P.U.D. for the center provides the Village shall determine if proposed uses are compatible and appropriate for the area. He noted they are seeking a recommendation that the proposed use is so compatible to the area. Bonnie Greenberg of the Northwest Suburban Jewish Community Center stated they are currently looking to move up to the northern end of Buffalo Grove in order to service the people in that area as well as people in Vernon Hills, Grayslake and Mundelein. She stated they would like to put in a nursery school at the proposed site which at its capacity will probably have approximately 200 children. She stated they are looking to open with approximately 100-135 Buffalo Grove Plan Commission-Regular Meeting-January 6, 1999-Page 3 children who will range in age from 2 to 5 years of age. They will also have enrichment classes, lunch programs and after nursery school programs as well as after school classes for older children up to 8 years of age. She further stated they are open Monday through Friday,closed on Saturdays and hope to be open on Sundays in the future for children's birthday parties and parenting classes. She stated they will have some mom and tot rooms, eight nursery school rooms and an office and reception area.. Ms. Greenberg stated the nursery school classes will run from 9:15 a.m. to 11:45 a.m. and then again from 12:45 p.m. to 3:15 p.m. There will be some enrichment classes afterwards which run no later than 5:30-6:00 p.m. Ms. Greenberg stated there will be a director on site with a receptionist and each classroom will have a teacher with an assistant. Not all children come all the time as some children come Monday, Wednesday, Friday and some come Tuesday and Thursday. Ms. Greenberg further noted the JCC policy is that children must be physically brought into the classroom and when they are picked up the parent must come into the classroom and sign the child out. This, of course, means the parent must actually park the car in the lot. Felice Novak of Response Center stated Response Center is an adolescent educational counseling and resource center. There area of expertise is teenagers and work is also done with the families. She stated they are looking to expand their program to service the teenagers in the Buffalo Grove area. She noted their mission is to provide education, counseling and medical services to adolescents and their families so they can make responsible and healthy life choices. She stated they provide 3 basic programs; a)outreach,which has them out at schools and community organizations and focuses on the prevention of substance abuse and violence; b)counseling, both individual and family; c)medical services to adolescents. Ms. Novak stated the hours of operation would be Monday through Thursday from 10:00 a.m. to 9:00 p.m., Fridays from 10:00 a.m. to 5:00 p.m. and closed on weekends. One of the evenings would have an open clinic to provide medical services to adolescents. This would be open to 9:00 p.m. although there may be some older kids who would have later appointments. Ms. Novak stated they anticipate serving about 750-1000 youth and families on site. The amount of education, outreach and prevention done will probably be in the hundreds. Mr. Freedman stated there are already a number of non-sales tax generators in this center which are considered appropriate uses. In addition, the 1988 P.U.D. states that the standard is whether or not the use is compatible and appropriate in the area. This standard does not address the issue of whether or not the use is a tax generator. Mr. Lenhoff of Childs Realty Group stated they have been the leasing agents of the shopping center for about three years. He stated it has been their experience with other centers that have Buffalo Grove Plan Commission-Regular Meeting-January 6, 1999-Page 4 day care centers that these types of prefer to locate in a shopping center,feeling that such a location is beneficial to both the retailers and day care operators. The day care centers will bring moms to the shopping center on virtually a daily basis. These moms tend to come in and do their shopping. Therefore,while the day care centers and the JCC do not generate sales tax,they help generate sales taxes by virtue of bringing the shopper into the center on a regular basis. Mr. Childs of Childs Realty Group stated other tenants often have concerns about who the other tenants will be. The tenants and prospective tenants at this center have had considerable concerns about who will be taking this Sears space. The prospect of the JCC coming has been lauded by prospective tenants who have actually signed leases hoping that they would generate some traffic for their own businesses. Mr. Childs stated Sears has hired a broker to handle the disposition of Sears hardware stores excess properties. In talking to that broker,they have had no success in trying to lease this property. Sears refuses to cut the property in half and will only lease out the entire 21,000 square feet. Size and position in the center have proven difficult to lease this property which makes it very attractive for the proposed use. Commissioner Howard asked how Response Center will work as far as times are concerned with the pre-school. Ms. Novak stated Response Center is actually a program of the Jewish Federation and has a partnering relationship with the Jewish Community Centers. She stated they are hoping to have a separate entrance for the Response Center because adolescents do not want to be associated with a pre-school. She stated they have spoken briefly with Lee Brady,who is in charge of the JCC facilities, and the architects. It will be possible to have a separate entrance and separate office space for Response Center with the exception that they will be sharing a kitchen area and the restrooms. However,the pre-school operation will basically be separate from Response Center. They can lock their facility while Response Center remains open. Commissioner Howard asked where the medical services will be worked into the space. Ms.Novak stated there will be a room on the upper mezzanine area that can be used for the clinic. All that is really necessary is a sink and other than that the space will be adequate. Commissioner Samuels asked what conversations have been held with the JCYS on the sharing of uses. Mr. Freedman stated he has spoken to the Executive Director of the JCYS who stated that although they work with JCC, they do not view it as a competitor by any means. At this point they are not prepared to coordinate any operation with them on this site. They are not sure when funding will be sufficient for their approved projects and they are not prepared at this time for a combined facility. He further noted they have stated that they do not feel they would be at all Buffalo Grove Plan Commission-Regular Meeting-January 6, 1999-Page 5 competitive even if both operations were existing at the same time. Commissioner Samuels asked about the playground area. Ms. Greenberg stated the playground area is where Sears had their outdoor garden shop and is already fenced. Commissioner Samuels stated he does not like this type of use in a shopping center as it seems unfortunate to put kids into a paved area for playground use. Mr. Freedman stated DCFS would require some kind of soft surface area. Ms. Greenberg stated the playground area would not be concrete which is unsuitable under DCFS rules. Commissioner Berman asked where the mezzanine area is located. Mr. Lee Brady,property manager for Jewish Community Centers,pointed out the proposed plans, noting shared areas. Commissioner Berman asked if there is any idea as to who or what type of use might occupy the other half of the site. Mr. Freedman stated they have no idea as yet. They would prefer a sales tax generator for the space based on the concerns of the Trustees and they would, of course, be willing to bring any sub-tenant back to go through this process again. Commissioner Berman stated he has grave concerns about traffic and how this plan will work. He stated it is a fantasy to suggest that parents will not park at the curb and run their kids in or out of the nursery school. Mr. Freedman stated they have done a traffic study which found this would not be an issue at all. Commissioner Berman stated he will need to be persuaded of that fact. Mr. Freedman stated the traffic study was conducted at an existing facility operated by this petitioner and it has not been a problem. He stated he will have a representative from KLOA to testify relative to the traffic study. Mr. Brady stated parents using this facility must park in the lot and escort their children to the building. They do not use the fire lane and never intended doing so. Buffalo Grove Plan Commission-Regular Meeting-January 6, 1999-Page 6 Commissioner Berman stated he is not suggesting that the idea is being promoted or planned. He noted he is suggesting that it will happen despite any planning to the contrary. Chairman Goldspiel noted the existing JCC facility at the Duman building has a parking lot that is not shared with other uses, and one does not have to cross shopping center traffic to enter and leave the building. The pre-school at Woodlands would share a public parking lot with a busy access aisle between the parking spaces and the building. Therefore,the current situation at the Duman building is not directly comparable to the proposed facility in terms of parking and pedestrian access. Commissioner Berman noted that this particular portion of the shopping center is often very full with many cars parked in the spaces. This would lead him to believe many parents will not park 3 to 4 aisles away and will opt instead to park as close as possible. Mr. Freedman noted the peak hours for this operation are not hours that normally would conflict with peak hours of the shopping center. The morning peak for this operation is 8:45 a.m.to 9:45 a.m. The afternoon peak for this operation is 2:30 p.m. to 3:30 p.m. This will alleviate the type of conflicts envisioned. Commissioner Berman stated there are two different sessions for this operation. In addition,you are in a shopping center with a Dominicks which is a very high traffic volume generator and there are a lot of people making movements within the center. There is also a coffee store on the way to the train station which all leads to the fact that this operation will not exist in a vacuum with no traffic conflicts. Commissioner Berman stated he believes there are better,more suitable sites for child day care in the Village. Putting children in a fenced area in the back of a shopping center with deliveries is not the place to have children playing. Commissioner Trilling asked if this would be a sub-lease from Sears or a direct lease with the landlord. Mr. Freedman stated it would be a direct lease. Mr. Lenhoff stated the plan is that ownership of the shopping center would work out a termination agreement with Sears as soon as a lease is signed with the JCC. He further noted this would be a seven year lease with a five year option. Mr. Lenhoff further stated that this playground is more of a side yard rather than a backyard. He noted you go out the side into the side yard which is fenced. This does keep the children out of the backyard. This yard is safe enough to the side to provide a relative amount of safety for children. Buffalo Grove Plan Commission-Regular Meeting-January 6, 1999-Page 7 Commissioner Berman noted that this is more than a safety issue and is a quality issue as well. He asked if there are concrete bollards in the back to protect kids from a vehicle out of control. Mr. Brady there are six inch schedule 40 pipe imbedded in the ground, which he has not as yet calculated for the property number of spacing. Commissioner Berman noted it would be a good idea for the future to indicate what level of strength, weight and mass these bollards can withstand. He noted one of the concerns is someone might loose control of the vehicle and drive right into the area. Commissioner Trilling asked if there are any modifications to be made to area 2 for any future tenant. Mr. Freedman stated they are not contemplating any until they know who the user will be. Commissioner Trilling asked how much the JCC is willing to contribute to any modifications of this vacant area since they will essentially be the landlord. Mr. Martin Oliff of the Jewish Community Centers stated they have allocated$7.50 per square foot or approximately$70,000 to make necessary improvements. Commissioner Trilling asked if there has been any consideration to reserving any parking spaces for any particular tenant use. Mr. Lenhoff stated that was not part of any lease negotiations and they will use whatever parking is available to them. Mr. Childs noted there has never been any parking issue brought up by any of the tenants in that area. Commissioner Trilling asked if the large space which used to be a workout business has been leased. Mr. Childs stated a portion has been leased by Michael Thomas and the rest has been leased by Coldwell Banker who will open within the next 30 days. Commissioner Trilling further noted that the Wendy's should be open soon also. Commissioner Trilling asked what portion of the medical facility program will be offered at this facility and how it will be administered. Ms. Novak stated that program is done together with Mt. Sinai Hospital. It is staffed by a physician's assistant, consulting doctor and social workers. She stated they are estimating there Buffalo Grove Plan Commission-Regular Meeting-January 6, 1999-Page 8 may be about 100 young women served at this location. Commissioner Trilling asked how the spaces are to be used and how they will function. Ms. Novak stated one of the rooms will serve as office space for staff and will also be used as interview rooms as needed. There will also be a conference room which will potentially be split as interview room. There is also the one room for medical exams. Commissioner Trilling asked how medical waste will be taken care of. Ms. Novak stated medical waste is picked up one time per week by a medical waste company. Commissioner Trilling noted it would seem that a sink is needed in the proposed medical exam room. Ms. Novak stated they will be providing same in the proposed room. Commissioner Trilling asked where the restrooms would be located. Ms.Novak stated the restrooms would be downstairs which would not conflict with the nursery school as the medical office is used only in the evenings. Commissioner Trilling asked where the"hang out room"would be located. Ms. Novak stated that will be in the downstairs area which is the former warehouse location of the Sears facility. She stated the reception area will be there and they will also have social workers downstairs sitting in the lobby and waiting area. Commissioner Trilling asked if the front entry is the only entry then. Mr. Brady noted that on this plan the front entry is intended for the JCC. The alternative entrance is on the side accessible by the existing walkway closest to the staircase and will be for Response Center use. Commissioner Trilling asked how many children hang out at the Response Center at any one given time. Ms. Novak noted they are not a drop in center,however, they do have some youth drop in. They do sometimes have teens drop in but many of them are youth leaders and come to the center to learn leadership skills to become peer educators. There are also some kids who come because they have nowhere else to go. Buffalo Grove Plan Commission-Regular Meeting-January 6, 1999-Page 9 Commissioner Krug stated he will also have to be convinced that this a proper use for this area. He noted the proposed play area is better than the one proposed at the Town Center. He also suggested stop signs be posted at both sides of the crosswalk to force people to think of stopping. He asked how many people will be on staff. Ms. Greenberg stated there is a site director and a receptionist as well as a maintenance person. Each classroom will also have a teacher and one assistant for a total of 16-18 maximum. Commissioner Krug asked if the drive in the back is two way. Mr. Brady stated yes. Ms. Novak stated they would have no more than five staff members at any given time and the time they see clients does not conflict with the timing of the nursery school. Commissioner Krug asked if staff and Response Center clients would be parking in the back. Mr. Freedman stated they had not yet discussed same but they have no problem doing that. Mr. Oliff noted there are 82 spaces behind the building in proximity to the store area. Commissioner Krug noted he has many concerns on the layout of the building. Commissioner Viehman asked if there will be after school programs that would run beyond the length of the end of the day school program at 3:15 p.m. and could run as late as 5:30-6:00 p.m. Ms. Greenberg stated that was correct. Commissioner Viehman asked how many people would be involved in those after school programs. Ms. Greenberg stated these would be enrichment classes and they could have up to 30 kids after school. Commissioner Viehman asked how the after school children are dropped off. Ms. Greenberg stated they come with their parents and no buses will be dropping kids off. Commissioner Viehman noted concern about individuals accessing the Response Center from the rear in the evening and asked what it is like back there in the evening hours. Mr. Brady stated they are still dealing with a very preliminary plan and all of these items have not as yet been discussed. However, if additional lighting or security is needed, it will be added. Buffalo Grove Plan Commission-Regular Meeting-January 6, 1999-Page 10 Commissioner Viehman stated he is suggesting some of these items because before he could even consider the viability of this project there needs to be some planning presented as to how it will fit together and work. He further stated he would like to know more about the playground, its equipment and how it will be used. Commissioner Viehman asked what the ages are of the people who typically use the clinic. Ms.Novak stated all of their programs range from 12-20 years of age. The clinic tends to have older age youth,with many of the girls being 16 and older. Commissioner Viehman asked if the clinic has any guidelines for its use. Ms. Novak stated they do not service anyone under 12 nor older than 20. Under federal statute a 12 year old does have the ability to come in and ask for pregnancy testing without parent permission. Commissioner Moons stated he also has concerns about the playground environment for these children. He is also very concerned about the traffic in the center and the adequacy of parking. Commissioner Moons asked if the Response Center will be accessible for the disabled. Ms. Novak stated there will be a lift provided. Commissioner Viehman stated the traffic study gives some attention to the peak hours of 8:45- 9:45 a.m. and 2:30-3:30 p.m. but it does not seem to give enough attention to the peak hour of 11:45-12:45 when one nursery school program is ending and another is beginning. He suggested this be looked at particularly since there are a number of food establishment in this shopping center. Chairman Goldspiel stated he would like to focus on the compatibility of this use with the commercial use of the center. He noted he is concerned about breaking up a big space like this. What is proposed here basically changes the character of the center in that it loses the ability to have a second anchor and it really makes it an oversized neighborhood center. He stated he would like some discussion of these issues at some point. Chairman Goldspiel noted he shares the concerns of the other Commission members relative to the parking computation. He noted there is relatively little parking for this particular building as well as the restaurants and other uses that are situated there. He further noted he is worried about opening the back area to the older teenagers as clients. There are residences surrounding this center and bringing teenage girls into a potentially out of sight area may not be the best idea. Chairman Goldspiel stated he would like some kind of tabulation that shows how many parking spaces are going to be required be each of the users at several different times since they have Buffalo Grove Plan Commission-Regular Meeting-January 6, 1999-Page 11 several different peaks. He stated they must factor into that what the sub-leased space will use and how that will fit with the overall center parking that is provided. WALSH SUBDIVISION. PARK AVENUE/MAIN STREET Moved by Commissioner Samuels,seconded by Commissioner Krug to recommend approval of the Plat of Survey of the Walsh Subdivision dated December 15, 1998. Chairman Goldspiel asked if the Village Engineer has reviewed the plat and fords same in order. Mr. Kuenkler stated yes. Chairman Goldspiel asked if the Village wants the 30 foot residential setback despite the fact that there are parts of the building that may go into same. Mr. Kuenkler stated yes, based on his review of same with the Village Attorney. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Howard,Berman, Trilling, Moons, Viehman, Goldspiel NAYES: None ABSTAIN: Samuels ABSENT: Ottenheimer The motion passed 7 to 0. CHAIRMAN'S REPORT-None FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next meeting is scheduled for January 20, 1999. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT-None NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Samuels, seconded by Commissioner Moons and carried unanimously Buffalo Grove Plan Commission-Regular Meeting-January 6, 1999-Page 12 to adjourn. Chairman Goldspiel adjourned the meeting at 9:45 p.m. Respectfully submi d, Fay ubi , cording Secretary APPROVED BY: c1 " S P EN GOLD PIEL, C airman Buffalo Grove Plan Commission-Regular Meeting-January 6, 1999-Page 13