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1999-01-20 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION January 20, 1999 Werchek Builders, proposed office buildings on LaSalle Bank property and adjoining property, northwest corner of IL Route 83/ Arlington Heights Road-Amendment of Preliminary Plan Workshop#1 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#2 Chairman Goldspiel 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 Goldspiel Mr. Krug Mr. Samuels Mr. Berman Mr. Trilling Mr. Ottenheimer Mr. Moons Mr. Viehman Commissioners absent: Ms. Howard Also present: Mr. Lawrence Freedman, Ash, Anos, Freedman& Logan Mr. Lee Brady, Jewish Community Centers of Chicago Mr. Martin Oliff, Jewish Community Centers of Chicago Ms. Bonnie Greenberg,Northwest Suburban Jewish Community Center Ms. Felice Novak, Response Center Mr. Stuart Lenhoff, Childs Realty Group Mr. Gerald Lindgren, KLOA APPROVAL OF MINUTES -None Buffalo Grove Plan Commission-Regular Meeting-January 20, 1999-Page 1 COMMITTEE AND LIAISON REPORT Commissioner Trilling stated he attended the Village Board meeting on January 18, 1999 and the following items were discussed: 1. The departure of the Assistant Village Manager, Lee Szymborski 2. Proposed referral of the Belmont Village Assisted Living facility at the north end of the Town Center just south of the Amoco Service station. The Board voted not to refer this matter to the Plan Commission. 3. Referral of the Riverwalk North parcel just north and east and behind Milwaukee Avenue. There are two parcels proposed for development-a 6-story office building and office or mixed use on the second site. WERCHEK BUILDERS. PROPOSED OFFICE BUILDINGS ON LASALLE BANK PROPERTY AND ADJOINING PROPERTY,NORTHWEST CORNER OF IL ROUTE 83/ARLINGTON HEIGHTS ROAD -AMENDMENT OF PRELIMINARY PLAN-- WORKSHOP#1 Mr. Mike Werchek stated they are proposing to build two 2-story office buildings on the site at Arlington Heights Road and Route 83. He stated they have combined two parcels, one of which is owned by LaSalle Bank for which they are the contract purchaser, and a front parcel which they have put under contract to combine the properties. The two office buildings will be a total of 60,000 square feet. They have chosen to use similar architecture to the bank with dormers. The goal is to make it look as if it was done as a unit all at once. Mr. Werchek noted they have been meeting with Village staff and feel they have addressed most of the Village requirements insofar as setbacks and other requirements for parking and detention. Access off of Route 83 will be right in and right out only with a full main entrance off of Arlington Heights Road, using the road currently existing which was put in by the bank. They have also assumed that the mix of uses for the property will be more doctors than professionals and have therefore made the parking accommodate the heavier medical demand. Mr. Werchek stated the maximum floor area(F.A.R.)they could have would be 0.6 but they are at 0.32 for the project. They have also taken into consideration the requirements of the Fire Department, leaving a 60 foot buffer in the bank which allows for employee parking in the back which will help leave the fronts of the buildings open to customers and patients. They have also planned for two entrances into each building so that the buildings are broken up more like four single buildings and not everyone will have to come into the same door. Mr. Werchek reviewed the proposed elevation noting the dormers and stating they will be staying with a very traditional brick 2-story structure with four different entrances. Buffalo Grove Plan Commission-Regular Meeting-January 20, 1999-Page 2 Commissioner Krug noted he would like some additional information on the stormwater management. Mr. Werchek stated his engineers have calculated the stormwater retention to Village standards and they are showing they do have enough size. He noted further information will be shown in final engineering plans. Commissioner Krug asked if there had been discussions with the bank regarding driveway easement. Mr. Werchek noted the easement has been settled with the bank. Commissioner Samuels asked if the driveway is private and will be privately maintained. Mr. Werchek stated yes. He stated their easement will run forever with the purchase of the property. Commissioner Trilling asked about the detention pond. Mr. Werchek noted the bank's detention pond is only sufficient for the bank itself so they knew they would be required to provide their own detention. In addition,they get a very small portion of off site water from the parcel to the north and this has also been calculated into their detention requirements. Commissioner Trilling asked if the buildings have a rear entry. Mr. Werchek stated they actually have two rear entrances. He noted the buildings have elevators at each end so there will be four elevators and four openings per building. Commissioner Trilling noted there could then effectively be 16 tenants per building. Mr. Werchek stated yes. Commissioner Trilling asked where refuse will be located. Mr. Werchek stated they have not yet addressed that question. Commissioner Trilling asked if there is any way to move the buildings south a bit and in turn create a another layer of parking on the north side of the property. Mr. Werchek noted the Fire Department wanted a clear path through there and that is why they have it as shown. He noted they have tried to keep the path for the Fire Department all the way around as they wanted and also maintaining a 60 foot setback from the property line, based on a Buffalo Grove Plan Commission-Regular Meeting-January 20, 1999-Page 3 residential requirement. This enables them to have a green space plus the area the Fire Department requested to get around the buildings. Commissioner Trilling asked how many lanes of traffic there are at the driveway at Arlington Heights Road. Mr. Werchek stated there is one lane in and one lane out. Li Commissioner Trilling asked if there is a right hand turn lane on Arlington Heights Road to northbound 83. Mr. Werchek stated no. Commissioner Trilling asked if there is a right hand turn lane on Route 83 going northbound. Mr. Werchek stated no. Commissioner Trilling asked if there will be any kind of traffic study for this parcel's effect on the roadway system. Mr. Werchek stated they had not planned on a traffic study with these being major intersections. Commissioner Ottenheimer stated his concern with traffic would depend on the kind of usage for the site. Medical offices does promote traffic in and out all day long whereas a professional building may not have that great of an impact. He asked if there are any indications of the type of uses that will inhabit the buildings. He noted that depending on the type of uses, he would like to see a traffic study. Mr. Werchek stated they will pretty much be going with a 60 percent medical usage and 40 percent professional. He noted many of the doctors interested in the site are already currently in Buffalo Grove. Commissioner Ottenheimer asked about office hours. Mr. Werchek indicated that he is not sure what hours the various tenants would establish. Chairman Goldspiel asked if it would be helpful to use the traffic study done for the Shell development across the street for this development. Commissioner Samuels stated he did not feel it would be relevant. He this is a small development which will have more of a flow throughout the day than any kind of peak hour usage. There is a right in, right out access on Route 83 and the lights will basically control all access to this site. Therefore, he does not feel that the expense of a traffic study is warranted for Buffalo Grove Plan Commission-Regular Meeting-January 20, 1999-Page 4 this development. Chairman Goldspiel noted he basically agrees with Commissioner Samuels especially as the medical traffic would not influence the morning peak hour. However, it would not be any expense to pull out the Shell traffic study done on that corner to see if there is anything in there that might need attention. Commissioner Berman suggested looking at the traffic study done for the JCYS proposed development on this corner, if indeed,one was done. He further noted he feels the traffic impact will be negligible. Mr. Pfeil noted the JCYS development proposed a second driveway onto Route 83 north of the La Salle Bank driveway. He commented that another problem for the JCYS was the need for access through the LaSalle Bank property to Arlington Heights Road which was not forthcoming at that time. Commissioner Trilling asked what is in the middle of the parking lot which is labeled"concrete pad." Mr. Werchek stated that is an existing concrete pad on the site which has not yet been checked out. It may be a well that would need to be abandoned. Commissioner Viehman stated the traffic pattern appears very workable and the access on Route 83 will take some percentage of the traffic. He asked if the back elevation will have a similar appearance to the front. Mr. Werchek reviewed the back elevation noting the dormers will also be present on the back as will some very large window treatments. Commissioner Viehman noted he hoped some thought will be given to making sure that some landscaping is put in to try to tie the corner together and made it look appealing. Mr. Werchek stated they have taken that into consideration and will be berming all along Route 83 slightly and the islands have been placed to break up monotony and add some green space. Chairman Goldspiel asked about detention facilities. Mr. Werchek stated they have chosen to use wet detention. Chairman Goldspiel asked what the depth will be. Mr. Werchek stated it will be 5 feet deep. Buffalo Grove Plan Commission-Regular Meeting-January 20, 1999-Page 5 Mr. Pfeil noted the Development Ordinance standard for depth of a pond is greater than 5 feet. Mr. Werchek noted they do not want any variations and he will clarify detention with the engineers. Chairman Goldspiel noted there needs to be some water setback on the detention because you cannot come up to any public right of way. He further noted setbacks and safety ledges must be worked on. Chairman Goldspiel asked how high the berm along Route 83 will be. Mr. Werchek stated they can easily employ a 3 foot high berm, landscaped. Chairman Goldspiel asked if it would be possible to have some park amenities for employees among the green space. Mr. Werchek said that he would evaluate the feasibility of adding some type of amenities for employees. Chairman Goldspiel asked about the Fire Department requests. Mr. Pfeil stated the Fire Department finds the plan acceptable with circulation around the building being of primary concern. The parking alignment adjacent to the buildings has not been identified as an issue by the Fire Department. Chairman Goldspiel asked for a review of the property line setbacks. Mr. Werchek stated they are 60 feet from the property line to the building. Chairman Goldspiel asked if 24 feet is acceptable for the drive. Mr. Pfeil noted it is acceptable in this case. When there are opposing rows of perpendicular spaces, 26-foot aisle is required. When the access aisle serves a single row of parking spaces,the Village Engineer will accept an aisle width of 24 feet. Mr. Werchek stated they would like to do a nice scattered landscape instead of a fence which tends to break down after a few years. Chairman Goldspiel stated that would be a possibility. The question, however, is if it needs to be II continuous. Mr. Pfeil stated the Zoning Ordinance requires a 6 foot high screen and that screen could be a wall, fence or plantings. The Appearance Commission reviews the landscaping plan and Buffalo Grove Plan Commission-Regular Meeting-January 20, 1999-Page 6 determines if it is an effective screen. There would probably be some flexibility to stagger plantings. Chairman Goldspiel asked if there has been any discussion with the church about shared parking. Mr. Werchek stated they have not talked to the church as they did not feel they would need any further parking. Li The Commission concurred that the project could advance to a public hearing, but the engineering plan needs to be submitted for review and comment by the Village Engineer and the Village's traffic consultant should review and comment concerning the proposed access and impact on Arlington Heights Road prior to scheduling the hearing. 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#2 Commissioner Ottenheimer stated he would like the record to reflect that one of his business partners is on the board of the JCC and while he has no legal conflict with this he wanted same to be on the record. Mr. Freedman stated they would like to address the issues proposed at the last meeting by the Commission. Mr. Brady stated one of the issues at the last meeting had been the doors opening into a six foot hallway. He stated they have now encased the doors inside the classroom to solve that problem. Commissioner Krug noted he had pointed out to the developers that the doors from the classrooms should be recessed so they would not interfere with the corridor. Mr. Brady noted another issue was the build out in the mezzanine area which was indicated as storage space on the original drawing as well as the need for handicapped accessible means to the mezzanine. He pointed out the proposed ADA approved handicapped lift and the stairway which is tied together by way of steel handrails and electric motor. The area denoted as storage will be steel stud drywall painted to become an administration office, interview room, observation room and examination room. A sink has been added to the examination as required. Mr. Brady then explored the area below the mezzanine area. He noted they have added a general administrative office. The reception area on the first floor is a control area for the cameras. He noted one of the main issues has been with the parking in the back of the building and its potential for security problems. As a result they have the security cameras, down lighting to cover the entrance in back and the walkway. This walkway is a fenced in area with an 8 foot high cedar fence. The plan also uses 180 degree sweep cameras. When clients are observed in Buffalo Grove Plan Commission-Regular Meeting-January 20, 1999-Page 7 �,I the reception area, they are admitted into the building by way of the walkway, separated from the playground. Commissioner Samuels asked if there is a remote release on the gate. Mr. Brady stated yes. Mr. Brady stated the proposed bollards are at 5 foot centers. He stated these bollards are duplicates of the existing bollards that are on the rear of the property now protecting the gas meters and electrical panels. The number of bollards required,however,would be quite heavy and therefore he did an alternate plan with bollards at 8 foot centers with 4" x 3/8" channels welded throughout. This way they are able to use less bollards. Were a vehicle to impact at any point along the way, this channel is more than capable of handling such an impact. Mr. Brady noted that the sub-lease area will be built out as necessary by code when a user is obtained. Mr. Brady stated the playground area surface will be a wood fiber type of mat with a 12 inch depth. This surface complies with ADA requirements. Outside of that area will be another area with two silver maple trees. Everything else outside of the fiber wood mat area will be sod. At the bottom of the playground area near the sandbox will be another silver maple tree. All asphalt surface will be removed, concrete will be installed only for the tike track and the rest is grass and wood fiber. Commissioner Trilling asked how realistic it is to expect sod to grow in the playground area. Mr. Brady stated he has done 6-8 playgrounds and has had no problem with the sod. Commissioner Viehman asked how classrooms 6,7,8 and 9 will access the playground. Mr. Brady stated they can either go out through the occupied classrooms or a gate which is not as yet shown. Mr. Freedman stated they would like to address the viability of the center and the necessity of an anchor for the center. Mr. Lenhoff stated the definition of Woodland Commons is really a community neighborhood center. That means it is generally at least a minimum of 100,000 square feet and almost always anchored by a food store or food/drug store combination. Most of the infill tenants found in centers like this cater to the community with a good mix of retail/service type uses. This kind of center is opposed to a power center which is a center typically located across the street from a major regional mall of 400,000-500,000 square feet and anchored by a big box retail user. Most of the national retail tenants coming into the market will locate in a power center. He noted they Buffalo Grove Plan Commission-Regular Meeting-January 20, 1999-Page 8 represent many shopping centers that have either day care centers in line or on freestanding outlots within a shopping center. He stated these day cares are definitely a compatible use within these kinds of shopping centers. He further noted that in this type of a center an anchor tenant is someone who will bring in shoppers to the shopping center. They may not be sales tax oriented, but if they bring the shopper into a center,they are good uses. Therefore, by virtue of the people who will be drawn to this shopping center from the northern and central part of Lake County,the day care use will be very effective for the shopping center. Mr. Lenhoff further noted he views the shopping center as one whole shopping center with three component areas to make up the shopping center itself. These are as follows: 1. Dominick's wing 2. Elbow area being looked at by the JCC 3. Blockbuster and Wendys wing Mr. Lenhoff stated each seems to have its own parking in front of it. There have never been many cars parked in this particular area of the shopping center and that is why some of the tenants in this area are hurting. Bringing in a tenant to help anchor this end of the center will be very helpful. Mr. Lindgren of KLOA stated employee counts and parking for the day care center will take place in the rear. With respect to the Response Center, all parking for clients and employees will take place in the pod in front. The parking for these two uses occur at two different times in terms of their peaks. The pre-school peak is obviously during the day preceding 3:00 p.m. and after 8:00 a.m. whereas the Response Center peaks will occur after 3:00-3:30 p.m. Mr. Lindgren stated they observed the parking at the site at 12:00 noon. There are about 82-85 spaces directly in the rear of the proposed site and there were only six cars parked there at noon. There is about a 30 minute peak before noon in the parking pod in front of the facility. He stated they anticipate a need for about 40-50 parking spaces. There are 143 parking spaces in this area. When they observed the site there were about 60 vehicles parked there. For the most part they would not anticipate a significant demand for parking except on peak days like the Saturday before Thanksgiving. Likewise, late evenings in some cases before a holiday may create a big parking demand at Dominicks that would overflow. Mr. Lindgren stated he is comfortable with the count that was done and the fact that there will be sufficient parking. It will not always be the most convenient for the parents but it will be within the general area. He noted it may be necessary to have a staff member outside to keep people from parking along the curb. II Mr. Lindgren stated they anticipate about 20 people picking up during the midday and 30 people Buffalo Grove Plan Commission-Regular Meeting-January 20, 1999-Page 9 Ms. Novak noted they were making use of the offices already existing while minimizing the amount of buildout. Commissioner Viehman once again asked if the Response Center can afford to dedicate that much space to the facility. Ms. Novak stated it is not necessary, but is out of convenience for the way it was already set up. In this particular office,they may have a section of the room with some chairs and a table to sit down and talk to the clients. There is a lot of counseling as well as medical services and a great deal of discussion goes on. Commissioner Berman echoed Commissioner Trilling dislike for the Response Center layout, noting it is not a very viable solution. He asked if the Response Center and the medical uses were a part of the presentation made to the Village board at the time of the referral. Mr. Freedman stated he was not present at the Board meeting, but he believes they did not really focus on the uses. Mr. Pfeil stated he did not believe there was substantive discussion. One of the items submitted to the Board was a utilization narrative that did have some reference to teen counseling. The Board,however, did not discuss this particular use. Commissioner Berman stated he does not feel this use was clearly presented to the Village Board and he is troubled with proceeding with the Response Center in the absence of additional direction from the Board that they are even willing to consider that type of tandem use at this • site. He noted that he would prefer to have Mr.Freedman confer with his clients and have them consider the options which include relocating or eliminating the Response Center from the proposal before the next meeting. He stated that he could not recommend this plan in the absence of a substantial change in the way the Response Center is handled in this facility. He said that he would like to have an idea of what the potential tax impact will be of taking this portion of the facility off the sales tax rolls. Mr. Freedman responded that they feel this use will indirectly increase sales tax revenues for the center by bringing in potential customers on a daily basis. Mr. Lenhoff noted that hardware stores are generally the lowest generators of sales and therefore the lowest sales tax generators. Commissioner Berman stated he would still like to get an idea of the potential loss of taxes if this use is allowed, assuming a viable potential retail use is provided for the second space. Chairman Goldspiel stated he is concerned with the location of the Response Center and the use of the mezzanine. He noted he does not feel the mezzanine was intended for this kind of public Buffalo Grove Plan Commission-Regular Meeting-January 20, 1999-Page 13 after 4:00 p.m. there should be enough space for them to park here. The peak parking for the pre-school is probably going to be the 30 minute overlap which results in about 50 spaces required. Chairman Goldspiel asked if there are any empty stores in this area which may require parking in this pod. Commissioner Berman noted the former health club store is going to be a realty office and they are not yet in. He further noted you cannot take into account the effect of the Wendys which is not yet complete. Mr. Lindgren stated it is his experience that the Wendys parking demand will not come into this pod. This is a fast food establishment and if people cannot park close and get their food fast,it does not work. He further noted noon on a weekday is not a high priority time for a realty office. Commissioner Viehman stated the issue is really one of convenience. He stated he cannot see parents parking on the far southwest side of the lot to walk their children into the day care center. This would then promote curb parking which is his main concern. Mr. Lindgren noted this type of an operation does have a little more control over the people coming in and out of the building than a retail operation Mr. Freedman noted that sometimes it is necessary to trust the resolve of the operator. Commissioner Viehman noted they also have to trust their instincts before they decide what to do with this issue. Commissioner Berman asked Mr. Lundgren which of the proposed bollard safety systems for the back of the day care facility is preferred. Mr. Lindgren stated he would prefer the bollards on 5 foot centers. Commissioner Berman asked if there would still be enough room for two way circulation on the roadway if the situation gets totally out of hand and cars are lined up at the curb. Mr. Lindgren stated yes. Commissioner Samuels noted that the JCC occasionally has special days and events which bring in many more people than usual and the lot will be entirely filled. Mr. Lindgren stated that demand like that usually occurs on a weekday with the peak demand in the middle part of the day. This means it will inconvenience some of the parents who will have to park further away from the day care entrance. Buffalo Grove Plan Commission-Regular Meeting-January 20, 1999-Page 11 Commissioner Krug asked what is the average time for a parent to deliver their child to the pre- school and go. Mr. Lindgren stated it averages between 2-5 minutes. Commissioner Krug noted some concern with trucks in the back sitting with motors running and polluting the air. This would not be a very good thing for kids on the playground. In addition, noise from the playground may be a problem to the residents directly adjacent to the pre-school. Mr. Brady stated the 8 foot cedar fence is a closed fence and the noise element will be negligible. Commissioner Krug asked how the Fire Department would be able to enter a locked fenced situation. Mr. Brady stated the fence is controlled by JCC personnel as the fence is chained. Commissioner Trilling noted the issues he has with the Response Center concern the use,the location and egress. He noted the entrance to the Response Center through a security camera and its location in the farthest rear portion of the building makes it feel like a prison camp. He stated that if the Response Center is truly an appropriate use for this area, it should be put in front on top of the classrooms or waiting area with its own entrance off the front. He stated he does not believe it can work under the presently proposed plan. Commissioner Trilling asked if the JCC would be willing to proceed with the day care development without the Response Center. Mr. Oliff stated he would have to discuss the matter with a number of other people on his staff before he could answer that question. Commissioner Viehman stated he would not be inclined to come to such a facility for help if it is so hard to get to the facility. He noted that if the Response Center is so important,a front location is a much more plausible idea than the proposed process of getting there through fences and locked doors. Commissioner Viehman asked why the examination room is the largest space on the plan. Mr. Brady noted that was the space left after all the other rooms were designed. Commissioner Viehman noted that if, in fact, it is bigger because of the amount of room left, then does it really need this much space and is it practical to have this much space dedicated to it in relation to the other things being done there. Buffalo Grove Plan Commission-Regular Meeting-January 20, 1999-Page 12 Ms. Novak noted they were making use of the offices already existing while minimizing the amount of buildout. Commissioner Viehman once again asked if the Response Center can afford to dedicate that much space to the facility. Ms. Novak stated it is not necessary, but is out of convenience for the way it was already set up. In this particular office,they may have a section of the room with some chairs and a table to sit down and talk to the clients. There is a lot of counseling as well as medical services and a great deal of discussion goes on. Commissioner Berman echoed Commissioner Trilling dislike for the Response Center layout, noting it is not a very viable solution. He asked if the Response Center and the medical uses were a part of the presentation made to the Village board at the time of the referral. Mr. Freedman stated he was not present at the Board meeting,but he believes they did not really focus on the uses. Mr. Pfeil stated he did not believe there was substantive discussion. One of the items submitted to the Board was a utilization narrative that did have some reference to teen counseling. The Board, however, did not discuss this particular use. Commissioner Berman stated he does not feel this use was clearly presented to the Village Board and he is troubled with proceeding with the Response Center in the absence of additional direction from the Board that they are even willing to consider that type of tandem use at this site. He noted that he would prefer to have Mr. Freedman confer with his clients and have them consider the options which include relocating or eliminating the Response Center from the proposal before the next meeting. He stated that he could not recommend this plan in the absence of a substantial change in the way the Response Center is handled in this facility. He said that he would like to have an idea of what the potential tax impact will be of taking this portion of the facility off the sales tax rolls. Mr. Freedman responded that they feel this use will indirectly increase sales tax revenues for the center by bringing in potential customers on a daily basis. Mr. Lenhoff noted that hardware stores are generally the lowest generators of sales and therefore the lowest sales tax generators. Commissioner Berman stated he would still like to get an idea of the potential loss of taxes if this use is allowed, assuming a viable potential retail use is provided for the second space. Chairman Goldspiel stated he is concerned with the location of the Response Center and the use of the mezzanine. He noted he does not feel the mezzanine was intended for this kind of public 2 1999-Page 13 0 Buffalo Grove Plan Commission-Regular Meeting-January g use and does not feel it is appropriate to locate anything up there. Chairman Goldspiel asked what the relationship is between the Mt. Sinai Hospital Medical Center and the Response Center. Ms. Novak stated the program is partnered with Mt. Sinai Hospital which provides the medical staff and medical supplies. The Response Center provides the social work side to the program. The medical unit will be provided one evening per week. Mr. Freedman urged the Commission to make a recommendation this evening so that they can decide if they are able to proceed with the plan at all or if they must plan on proceeding with the day care unit only. Commissioner Moons stated he would like to follow Mr. Freedman's suggestion as he also has problems with the Response Center,but does agree with the day care use. Commissioner Samuels noted that if asked to vote on the proposed plan, it would not be acceptable. The other possibilities are to procede without the Response Center at all or to try and rework a plan. That, of course, is not a viable option as the Commission has not reviewed or seen any such other proposal. Commissioner Ottenheimer suggesting a polling instead of a motion. Mr. Freedman noted the Commission might first ask if this plan is a compatible use within the shopping center. Secondly, is this plan compatible in its present form and third, is it compatible if the Response Center is relocated. Commissioner Samuels noted there are really only two options. One is whether the proposed plan is acceptable and the other is this plan without the Response Center use. Trustee Rubin suggested there are three options; one is a polling on the plan as is,another is the plan without the Response Center and a third is some kind of direction to the developer that the Response Center would be accepted if relocated to the front. Commissioner Ottenheimer stated polling is the best way to go. Commissioner Berman stated one of the polling issues is the Response Center use if it is reconfigured. However,the Commission does not know how it will be reconfigured and if the retail use is used in such a reconfiguration,it may impact the parking equation. The plan would have to be seen before any decision is made. Buffalo Grove Plan Commission-Regular Meeting-January 20, 1999-Page 14 Chairman Goldspiel reiterated the three options for the polling: 1. The plan"as is" 2. The commercial and child care center development without the Response Center and no public use on the mezzanine 3. The development with a different configuration for the Response Center The polling on the plan"as is"was as follows: AYES: None NAYES: Krug, Samuels,Berman,Trilling,Ottenheimer, Moons,Viehman, Goldspiel The polling on the commercial and child care plan without the Response Center was as follows: AYES: Krug, Moons,Goldspiel NAYES: Samuels, Berman,Trilling, Ottenheimer,Viehman(see Commissioner Trilling's subsequent comment below.) Commissioner Berman stated he might have been persuaded for the plan with more information. Commissioner Samuels stated he cannot support this plan as he does not feel this type of use is compatible with a shopping center use,especially a shopping center like this. Commissioner Krug stated he voted in favor of this use because this plan is set back in a corner, truck traffic in the rear will be going parallel to the play center and he does not feel much tax revenue will be lost. He stated he does not feel there is much that can be placed in this kind of a corner. Commissioner Moons noted the proposed site has been vacant for two years and the proposed use should be given a chance,especially as there are many people already willing to make use of the proposed services. Commissioner Trilling stated that after hearing some of the feelings expressed by the Commissioners, he would like to change his polling to "yes"on the proposed plan without the Response Center use. Commissioner Berman stated he feel this is a very close call as to whether this plan is a compatible use with the shopping center. Some of his uneasiness includes,truck traffic in the back and curbside parking for drop offs and pick ups which would be a detriment to the stores around the day care center which would offset some of the benefits which are perceived for having additional traffic in the center. He did not feel he got a clear picture of the new Buffalo Grove Plan Commission-Regular Meeting-January 20, 1999-Page 15 businesses coming in to the center and the impact they would have on the parking lot. He stated he is not comfortable with the parking in a fully built out center. He also is concerned about abandoning the prospects for a retail use at this site and the potential for the sales tax dollars. Commissioner Ottenheimer stated he sentiments are the same as Commissioners Samuels and Berman. He said it will take a lot of convincing for him to side with a positive recommendation that this is the appropriate and best place for a day care center. The evidence thus far has not convinced him that this is an appropriate use for this site. Trustee Rubin suggested the Plan Commission make a motion on the project without the Response Center which did show a polling of 4 to 4. This could at least be one of the options for the petitioner and they could proceed on a 4 to 4 motion back to the board. Commissioner Viehman stated the reason he voted against the plan was due to the question posed as to whether or not this is a compatible use for this location. He stated he was not convinced that this is a compatible use at this point. The polling on the project with a different configuration for the Response Center was as follows: AYES: Krug, Trilling,Moons, Goldspiel NAYES: Samuels,Berman, Ottenheimer,Viehman Moved by Commissioner Samuels,seconded by Commissioner Krug to recommend approval to the Village board of the petitioner's petition to use the subject area of the Woodland Commons Shopping Center as a day care/pre-school center for Area 1 and 3 and for Area 2 to be a retail use sub-lease, subject to: 1. No public uses of the mezzanine 2. Use of 5 foot spacing for bollards 3. Elimination of any additional fencing or security that was called for strictly to serve the Response Center as shown on the plan The vote was as follows: AYES: Krug, Trilling Moons, Goldspiel NAYES: Samuels, Berman,Ottenheimer,Viehman The vote was 4 to 4. CHAIRMAN'S REPORT -None Buffalo Grove Plan Commission-Regular Meeting-January 20, 1999-Page 16 FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next meeting is scheduled for February 3, 1999. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT Mr. Pfeil stated President Mathias presented his Village goals statement at the board meeting on January 18, 1999 and copies are available for the Commission. He commented that if any Commissioner wants a complete copy of the publication provided by the Village Engineer concerning plantings for stormwater management facilities, copies can be provided. NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Krug, seconded by Commissioner Viehman and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 10:45 p.m. Respectfully sub 'tted, Fa Rubin R ording Secretary APPROVED BY: S PH N GOLDSPIEL, Chai an Buffalo Grove Plan Commission-Regular Meeting-January 20, 1999-Page 17