1995-07-19 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
July 19, 1995
Chevy Chase Maintenance Facility, Wheeling Park District
Johnson Drive - Annexation with Residential Estate
Special Use zoning and approval of a
Preliminary Plan -- Workshop 11
Proposed Office building, Scarsdale Development
south side of Aptakisic Road east of Buffalo Grove Road
Rezoning to the B-3 Planned Business Center District
and approval of a Preliminary Plan -- Workshop 12
Buffalo Grove Town Center, Proposed Kids Choice
child care center with an outdoor playground
Amendment of the Planned Unit Development (P.U.D. ) ordinance
Workshop #1
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
Ms. Howard
Mr. Berman
Mr. Lundine
Mr. Ottenheimer
Commissioners absent: Mr. Rosenston
Mr. Samuels
Mr. Trilling
Also present: Mr. Mark Harrison, Superintendent of
Resource Management, Wheeling Park
District
Mr. John Bosman, Sente & Rubel Ltd.
Mr. John Green, Systems Design Group
Mr. Richard Vane, Systems Design Group
Mr. Frank Morelli, Scarsdale Development
Mr. Marc Schwartz, Batler & Schwartz
Ms. Judy Murtaugh, Melvin Simon &
Associates
Mr. Steven Young, Kinder Care Learning
Centers
Mr. Larry Quinlan, Kinder Care Learning
Centers
Mr. Robert Pfeil, Village Planner
Buffalo Grove Plan Comm-Regular Meeting-July 19, 1995-Page 1
APPROVAL OF MINUTES
Moved by Commissioner Krug, seconded by Commissioner Lundine to
approve the minutes of the public hearing and regular meeting of
June 21, 1995. All Commissioners were in favor of the motion and
the motion passed unanimously with Commissioners Goldspiel and
Howard abstaining.
COMMITTEE AND LIAISON REPORTS
Commissioner Ottenheimer reported on the Village board meeting of
July 17, 1995, stating the Twin Rinks Ice Pavilion proposal was
continued to August 7, 1995. He further stated the Trustees
approved the final plat of subdivision for Sterling Creek. In
addition he stated the Plan Commissioner received a referral for
the annexation of the proposed maintenance building for the Chevy
Chase Country Club.
Mr. Pfeil reported on the Village board meeting of July 10, 1995
stating the Twin Rinks Ice Pavilion was continued at that point to
July 17, 1995 where, of course, it was again continued to August
7, 1995. He stated that a small tract of the Wisconsin Central
property directly adjacent to the planned train station site was
annexed. He further noted the Zoning Ordinance amendment
concerning driveway width and front yard coverage was approved.
He stated a referral was made to the Plan Commission requesting
rezoning from B-1 to B-2 for the parcel at the southeast corner of
Weiland and Aptakisic for a car wash on part of the property. He
also stated there was a pre-application conference concerning the
southwest corner of Aptakisic Road and Milwaukee Avenue for a
multi-use proposal. In addition there was a pre-application
conference for the Field House Sports Entertainment Center
adjacent to the Twin Rinks Ice Pavilion.
CHEVY CHASE MAINTENANCE FACILITY, WHEELING PARK DISTRICT, JOHNSON
DRIVE - ANNEXATION WITH RESIDENTIAL ESTATE -SPECIAL USE ZONING
AND APPROVAL OF A PRELIMINARY PLAN -- WORKSHOP #1
Mr. Mark Harrison, Superintendent of Resource Management for the
Wheeling Park District, stated they are proposing a new
maintenance facility for the Chevy Chase golf course which is
within the Wheeling Park District in unincorporated Lake County.
He stated the existing facility will be demolished and the new
building will be approximately 8,500 square feet. The building
will house the maintenance operations for the golf course and
related vehicle maintenance. The facility will also include
offices and bays for working on vehicles. There will be storage
of materials such as topsoil, sand and stone in some holding bins
in the parking area.
Mr. Harrison said that the property immediately south of the site
is zoned for office and research, to the west is industrial and
Buffalo Grove Plan Comm-Regular Meeting-July 19, 1995-Page 2
north and east of the site is the golf course in unincorporated
Lake County zoned as open space. He stated that the building
materials will be split face concrete block with some synthetic
plaster or dryvit. The 8,500 square foot building will include
offices, tool storage and men's and women's locker rooms and other
storage facilities.
Mr. Harrison stated that the Wheeling Park District is requesting
annexation by Buffalo Grove and zoning in the RE Special Use
category because water and sewer service is needed for the
facility, and Buffalo Grove's utilities are closer to the site
than the Village of Wheeling's. He stated they are proposing to
have utilities come out of the building on the south side and
hooking up to utilities along Johnson Drive (Linden) . He stated
there will be parking for 14 cars which will be adequate even for
peak use at the facility. The access drive to Johnson Drive will
remain in the current location. He noted there is a creek running
adjacent to the site. In working with the Lake County Stormwater
Commission, they are proposing compensatory storage in the 100
year flood plain. Further, the channel itself is going to be
reconfigured to compensate for stormwater and that will in effect
widen the channel.
Mr. Bosman stated the building will be a one-story masonry
structure, approximately 21 feet in height from grade. Its
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dimensions are 126 feet long and 67 feet wide. The area to
receive the synthetic plaster is directly across the main entrance
and the remainder of the building will be a split face concrete
block stained. It is a flat roof building with sheet drainage.
Service bays will be on the west and east with offices in the
center.
Commissioner Krug asked if the storage of materials would be
indoors.
Mr. Harrison stated the materials will be in bins located on the
east side of the parking lot. The bins themselves will be
constructed out of the same materials as the building and the Park
District will provide landscaping for the site which will provide
some visual softening of the appearance.
Commissioner Krug asked if the bins will be covered.
Mr. Harrison stated no.
Commissioner Krug asked how this facility relates to the Angus
building.
Mr. Harrison stated there is a considerable distance between their
facility and the Angus building. He noted that the view from the
Angus buildingis now the dilapidated frame maintena
nce buildin P
9
in dire need of renovation. The proposed new building will
Buffalo Grove Plan Comm-Regular Meeting-July 19, 1995-Page 3
have an appearance that will be sensitive to the view from both
the golf course and the surrounding properties.
Commissioner Krug asked if the main access to the facility will be
off Johnson Drive in the Village.
Mr. Harrison stated the access is off of Johnson Drive (Linden) on
the south which is where the entrance now exists for the existing
facility. He stated the creek that will remain is crossed by a
bridge which is an existing concrete culvert although a new
precast bridge will be added in another location. He stated this
bridge is a vehicular access bridge for maintenance vehicles which
will be a pre-cast concrete box culvert which will be a low
profile.
Commissioner Krug asked that this be called a box culvert instead
of a bridge.
Commissioner Lundine asked for an elaboration on the view by
people from Linden Avenue.
Mr. Harrison stated people will see a pre-cast split face integral
colored concrete building that is 21 feet high. He further
reviewed the existing landscape composed of many trees, noting
they have transplanted seven Austrian pines, approximately 8 to 10
feet high in anticipation of this renovation. The building itself
will have a parapet so the stone will go up to the top of the
building.
Mr. Bosman stated the front elevation of the proposed building
faces Angus which is why the synthetic plaster is being used
across the front of the proposed building.
Commissioner Lundine asked where the air conditioning and heating
will be for the new building.
Mr. Bosman stated there will be a single roof top unit and the
remainder will be internal.
Commissioner Ottenheimer asked how tall the storage bins would be.
Mr. Bosman stated these type of bins are typically 12 feet high.
He noted the face that is presented to Angus is the solid rear
wall of the storage areas and not the open side so that the
materials stored there will not be seen.
Commissioner Ottenheimer asked what will be done in the interim
from the time the existing facility is demolished until the new
building is erected.
Mr. Harrison stated a cart storage building by the Chevy Chase
clubhouse will be used for one summer.
Buffalo Grove Plan Comm-Regular Meeting-July 19, 1995-Page 4
Commissioner Berman asked if utilities are in the current
building.
Mr. Harrison stated there is a well and septic field.
Commissioner Berman asked if there are any plans to use Village
sewer and water to support the operation of the golf course
itself, such as use of water to irrigate the course.
Mr. Harrison stated the club house was on the old Johnson sewer
and water system and it had been switched over to Buffalo Grove
sewer and water several years ago. The course itself is irrigated
by wells, and there is no plan to use Village water for
irrigation.
Commissioner Berman asked if any variances from the Residential
Estate zoning are being requested.
Mr. Harrison stated this site was laid out under County provisions
and they had put a property line around the facility subsequent to
that layout in order to comply with some of Buffalo Grove's
requests. After reviewing the ordinance, the rear setback
requirement of 100 feet is considerably shorter than that. The
front setback requirement is 50 feet and it is about 20 feet short
of that now.
Mr. Harrison stated he sees no problem in moving the line to
accommodate that setback in the front. However, to move the line
north for the rear property line will interfere with the green.
Therefore, a variance will be requested for the rear setback which
is all zoned County Open Space and will most likely remain that
way indefinitely.
Commissioner Berman stated some day this may not be a golf course
and he is not sure the proposed setback is adequate for rational
long term planning for the site. He would like to see a solution
for that issue.
Commissioner Berman stated he would like to see a landscape plan
before final approval. He noted he would also like to see
pictures or illustrations of what the enclosures will look like.
Commissioner Berman asked if equipment will be stored on this
site.
Mr. Harrison stated they will have a couple of pickup trucks and
one tractor stored on site in the parking lot. He further noted
they will provide evergreen landscaping around that parking lot of
a sufficient density to screen the area off.
Commissioner Berman asked if inaccessibility of water and sewer
from Wheeling is the reason they are coming to the Village of
Buffalo Grove Plan Comm-Regular Meeting-July 19, 1995-Page 5
Buffalo Grove.
Mr. Harrison stated that is the primary reason.
Commissioner Ottenheimer asked where staff stands on this matter
as to possible variances and so on.
Mr. Pfeil stated the building setbacks have not yet been reviewed
thoroughly with Building and Zoning and there may be an
interpretation wherein the west yard can be defined as the rear
yard so that the actual variation may be less than what is being
discussed. He noted agreement with Commissioner Berman regarding
the minimal yard north of the building. He stated the Village
Engineer has not yet provided his comments. The Police Department
commented that they need to know exactly where the access to the
site is located. The Fire Department has not noted any major
concerns to date, although written comments have not yet been
prepared.
Commissioner Ottenheimer asked about the exterior lighting scheme.
Mr. Harrison stated there will be lights on the facade of the
building.
Mr. Bosman stated there will be four lights highlighting the
building entrance as well as three light on the south side. In
addition there will be two surface lights acting as security
lights on the sides of the building and two security lights on the
back of the building.
Commissioner Ottenheimer asked if cost effectiveness concerning
utilities is the reason for seeking annexation.
Mr. Harrison stated that is true. He stated the Village of
Wheeling was not very receptive to the concept of extending
utilities north of Lake Cook Road.
Commissioner Krug asked if the area between the material storage
bins and the building is to be paved.
Mr. Harrison stated yes.
Commissioner Krug noted the presence of two areas of parking lot
designated for stormwater detention, and this is not permitted
by Buffalo Grove.
Mr. Harrison stated he will have to check into that.
Commissioner Krug requested this petition be referred to as the
Wheeling Park District and not just the Park District since there
may be confusion with the Buffalo Grove Park District.
Buffalo Grove Plan Comm-Regular Meeting-July 19, 1995-Page 6
Commissioner Lundine asked if this facility will be used all year
round.
Mr. Harrison stated yes.
Commissioner Lundine asked if the facility will be used at night.
Mr. Harrison stated crews start early in the morning and may
occasionally be used in the evening if there is something which
needs to be done. However, this should not disrupt any
surrounding activities as it is all office and research or
industrial.
Chairman Goldspiel asked how many vehicles would be parked at peak
hours which are not there for maintenance.
Mr. Harrison stated he anticipate an average of six employees at
this facilityand nine employees at eak times. There will be
P
spaces for fourteen vehicles.
Chairman Goldspiel asked if there would be a problem with
visibility along the path next to the lake adjacent to the access
drive.
Mr. Harrison stated there may be a potential conflict and they may
re-route this path.
Chairman Goldspiel asked if there are any other kinds of permits
necessary for the creek improvement.
Mr. Harrison stated they have been working closely with the Lake
County Stormwater Commission and will check out the various
required permits.
Mr. Harrison stated they had placed the property line of the south
boundary in order to allow all of the stormwater handling
facilities to be within one County jurisdiction. The long term
plan involves excavating the entire creek throughout the course in
compliance with the County's request. Therefore, if the boundary
is to be moved farther south, it might encroach upon that
stormwater facility which may complicate regulatory review because
both Lake County and the Village of Buffalo Grove would have
jurisdiction over review and permitting.
Chairman Goldspiel noted that the concerns about use at the
facility and building setbacks relate to potential uses of the
golf course, and he noted that some golf courses in the Buffalo
Grove area have been converted to other uses such as residential
developments.
Buffalo Grove Plan Comm-Regular Meeting-July 19, 1995-Page 7
Chairman Goldspiel stated the following issues need to be
addressed:
1. Check on required permits for creek improvements, especially
the Army Corps of Engineers;
2. Adequacy of the sight line for the path near the storage
bins;
3 . Zoning setbacks;
4. Landscape plan;
5. Illustrations of proposed storage bins;
6. Address calculations for stormwater detention, and verify
that parking lot areas will not be used for detention;
7. Engineering plan.
Chairman Goldspiel noted he would particularly like to see some
provision for green space around the building.
Commissioner Berman stated he feels a public hearing is premature,
with concurrence by Commissioners Lundine and Ottenheimer. He
suggested that the petitioner address the issues at a second
workshop, rather than encounter problems and unresolved issues at
the public hearing. The Commission concurred that a second
workshop would be the best way for the petitioner to proceed.
PROPOSED OFFICE BUILDING. SCARSDALE DEVELOPMENT. SOUTH SIDE OF
APTAKISIC ROAD EAST OF BUFFALO GROVE ROAD - REZONING TO THE 8-3
PLANNED BUSINESS CENTER DISTRICT AND APPROVAL OF A PRELIMINARY
PLAN -- WORKSHOP #2
Mr. John Green of Systems Design Group stated they are intending
to review the refinements to the site plan after comments at the
first workshop, proposed uses under the 8-3 zoning and the
variations that may be necessary under the B-3 zoning and the
preliminary engineering plan which has now been done.
Mr. Green noted that the site is an appropriate site for B-i
zoning but because the uses are known and the user is known and
the opportunity exists to identify most of the additional uses,
the B-3 zoning is not objectionable even though there are more
technical variations that the B-1 zoning.
Mr. Green identified the issues and comments made at the first
workshop needing refinement. He stated the parcel to the west is
the corner parcel of Buffalo Grove Road and Aptakisic Road. It is
currently unincorporated and it is his presumption the Village
will be interested in incorporating that parcel into the flow of
Buffalo Grove Plan Comm-Regular Meeting-July 19, 1995-Page 8
this corner and as such they would like to consider that as part
of the process.
Mr. Green stated they have now moved the sidewalk approximately 5
1/2 feet from the building to add some additional green space and
landscaping. He noted they have also added a small canopy as part
of the facade over the entrance point.
Mr. Green stated they have moved the drive access over three
parking spaces for approximately 25 to 27 feet further to the east
which puts the access further from the corner intersection. This
now makes the driveway fully accessible just off of the property.
It is possible Lake County Transportation review may find a way to
move the access over another 10 to 15 feet. If this is the case,
they will move the access over further and just shift the parking
spaces.
Mr. Green stated it is their intention to dedicate the strip of
land to the south of the site to the Village. This gives the
Village the best opportunity to allow for reasonable and best
development of the unincorporated site to the west should a
request for annexation to the Village be made, especially since
the remaining parcel is only about 125 feet deep.
Mr. Green stated they have addressed the turnaround options for
trucks. They have eliminated three of the parking spaces at the
southeast corner of the parking lot along the east leg. Now there
is almost 60 feet from parking space to back of paving which will
a truck the opportunity to come in, turn around and back up. He
noted they still do not anticipate that this use will be bringing
in large trucks.
Mr. Green stated the next item was to develop a clearer plan for
the building so that the Commission could have a better
understanding of what the intent is. He stated the primary user
of the building will be Scarsdale Development which will occupy
the main front portion of the building which is the two story
office structure. The entire building will be approximately 26
feet high but this part of the building will be two stories. The
office structure will be approximately 3 ,000 square feet on the
first floor and about 2,700 square feet on the second floor. It
then extends along the west side of the building for warehouse
storage space. This space will handle the cabinets and tops which
are now stored in garages of houses being constructed on the
various sites. A mezzanine level has been added over one of the
indoor parking areas in the back. This will allow Scarsdale to
store all of their files. The rear portion of the building is
designed for 15 parking spaces. Access has been provided to and
from through the parking to the warehouse and loading and
unloading to the warehouse can occur indoors. He stated they are
not intending to put a 16 foot high garage door. They are
planning a 6 foot high garage door which precludes large vehicles
Buffalo Grove Plan Comm-Regular Meeting-July 19, 1995-Page 9
from coming in. Along the east side of the building there is a
remaining 4,500 square feet area which will be divided into three
office showroom spaces intended for support type of facilities to
Scarsdale business industry. This will make choosing materials
for new housing convenient for purchasers of homesites.
Mr. Green noted they have made access to the site plan convenient
by configuring the parking lot which runs along the north side of
the building into a 25 foot cross over access easement which will
be made part of the plat. That way if the corner parcel is
developed, the opportunity exists for cross over access so that
they would not need an additional curb cut off of Aptakisic Road.
This will also help to ensure whatever structure goes up on the
corner will maintain the same setback as the proposed development.
Mr. Green noted modification of an additional six feet of right-
of-way, as requested by the Lake County Department of
Transportation, on Aptakisic Road. The setback at the southeast
corner has therefore been reduced to 14 feet in order to
facilitate the possible additional six feet of right-of-way.
Mr. Green noted the site to the south is zoned R-1 Special Use
even though it is owned and operated by Commonwealth Edison as a
vacant piece of land for their transformer station.
Mr. Green stated that because of the addition of the mezzanine
space, the total gross building area is now 20,500 square feet.
He stated they have made one or two foot differentials on some of
the front setbacks and corner setbacks in order to adjust for the
additional right-of-way. In addition they have revised the number
of parking spaces which now totals 50 spaces and the building area
has been recalculated based on gross floor area for the office use
at 1 parking space per 300 square feet.
Mr. Green reviewed the permitted uses stating under B-3 zoning
uses are subject to Village review and discretion. He stated they
are requesting the following uses:
1. Banks and financial institutions
2. Offices and showrooms for carpet, rug, linoleum,
kitchen/bathroom cabinets, countertops, etc.
3 . Electrical and household appliances stores
4. Interior decorating shops, including upholstering and making
of draperies, slip covers and other similar articles
5. Paint and wallpaper stores, offices and showrooms
6. Offices, business and professional
7. Haberdasheries
8. Any other similar type use, store, office or service
establishment not specifically listed herein, but which is
compatible with the listed uses outlined above as determined
by the Village staff
Buffalo Grove Plan Comm-Regular Meeting-July 19, 1995-Page 10
Mr. Green stated they have tried to identify the required
variations and will do further research to identify any other
requirements. He reviewed those variations identified to date.
Mr. Richard Vane of Systems Design Group stated the sanitary sewer
will be coming from Buffalo Grove Road that goes north and south
and into an 8 inch sewer to service the site. The Village already
provides a water main along Aptakisic Road. There is both a
domestic service and fire service line for the building. The
detention will be in accordance with the Lake County Stormwater
Management requirements and the Village of Buffalo Grove. The
plan now shows an inlet in the parking lot which is slightly below
the high water level which will need to be rectified.
Mr. Vane stated the site flows from north to south toward
Aptakisic Creek. The stormsewer will be tied directly into the
creek at the far south end of the elongated 15 foot parcel so
there will be no deleterious effects to anyone else in the
adjacent proximity.
Mr. Green stated his client has asked for inclusion of two other
uses, mainly, a philatelist store and the possibility of a child
care center.
Commissioner Ottenheimer asked if there will be an elevator in the
building and if not, will that present a problem with the new ADA
laws.
Mr. Green stated there will be no elevator and it presents no
problems with ADA requirements.
Commissioner Berman stated the idea is to provide additional space
for uses which are closely related and incidental to home sales.
He stated he feels the list is overbroad and it is not in the
general best interests of this Village to allow more general
retail type uses such as TVs and radios. He stated those types of
uses which will draw in a much broader audience are not compatible
with the site nor in the interests of the Village to create any
general retail shopping on this site.
Mr. Green stated they are not soliciting general businesses,
however, the list may be somewhat broad to accommodate the types
of businesses which may be ancillary to the sale of homes.
Commissioner Berman stated home appliance, television and radio
retail sales operations do not belong on this site.
Mr. Green stated that is not their intent. He noted they looked
to the Village for some feedback as to how the Village defines
these matters.
Commissioner Berman read off a quick list of what would be
Buffalo Grove Plan Comm-Regular Meeting-July 19, 1995-Page 11
appropriate for this site which included:
1. Electrical supply services and fixtures
2. Plumbing supply services and fixtures
3. Carpeting, decorating, tile and linoleum, cabinets and
countertops
He stated these are the types of services and sales associated
with the building program.
Commissioner Berman stated he does not feel the responsibility for
determining what is or is not compatible for the site or the other
uses is not something that should be delegated to Mr. Pfeil or any
other member of the staff.
Mr. Pfeil stated the P.U.D. ordinance would reference the
Corporate Authorities instead of staff concerning interpretation
of uses that would be allowed if not specifically listed in the
ordinance. He noted that as tenants change, there will be requests
for uses that were not precisely identified and the Corporate
Authorities will have to interpret if some uses are within the
scope of the intended use of the property.
Mr. Green stated he does not object to substituting the word
Corporate Authorities for Village staff.
Commissioner Berman further stated that those types of showrooms
and sales that are part of the house building process are fine.
Mr. Green stated he put this list together to serve as a starting
point. The language for this list can be defined and the list
refined based on the input.
Commissioner Berman asked for a clarification of the variance
request to allow for timber grade transitions of approximately two
feet in height in lieu of side slopes no steeper than four
horizontal to one vertical.
Mr. Green stated they are looking at having some timber grade
transition along the east point end so that it will start out
shallower and get deeper toward that for the east and then just
drain out.
Commissioner Berman asked if the variation to the ordinance
requested no fence along the west side adjacent to the residential
home.
Mr. Green stated that property is not in the Village.
Commissioner Berman stated it might be best to stick to the intent
Buffalo Grove Plan Comm-Regular Meeting-July 19, 1995-Page 12
which is to provide a fence to buffer a residential use.
Mr. Green stated he would prefer not to see a fence as it is
always his preference to go with a softer landscaped look. He
stated they have no objection to providing screening along the
side of the site back to a certain established point.
Commissioner Berman stated he has no problem with treating the
Commonwealth Edison property differently. But the request is for
a thirteen foot setback next to the residential use without
standard screening. He stated this needs to be looked at very
carefully.
Commissioner Berman stated he would like to see a definitive plan
on how to treat that west side without a double blanket variance.
Commissioner Lundine asked for an elaboration on the proposed
canopy.
Mr. Green stated there will be three entrances along the east side
of the building for the three other users. In order to protect
those doors and cover them, there will be some sort of canopy of
that.
Mr. Morelli stated the concept is to have related businesses
showing their wares to prospective homebuyers, however, they will
also sell to retail traffic.
Mr. Morelli stated they send people to different showrooms to view
the different wares. Part of the concept in this proposed
building is to have an opportunity to possibly attract some of
their suppliers to open up showroom operations to serve the needs
of Scarsdale Development and other people's needs. It is possible
that the Scarsdale excavation business will be moved into this
building as well.
Commissioner Howard stated she can understand and appreciate a
need for a buffer between residential and commercial uses. She
further stated she would take into consideration possibly
landscaping as a barrier between the residential and the business
use.
Commissioner Berman stated the way the variation request is worded
now, it is a blanket exemption for the west side and he would like
to see a proposal for treating the west side.
Commissioner Howard asked how far the driveway for the
Commonwealth Edison transformer was from the detention area.
Mr. Green stated the high tension line right-of-way is 250 feet
wide.
Buffalo Grove Plan Comm-Regular Meeting-July 19, 1995-Page 13
� 9 Y �J
Chairman Goldspiel asked how tall a vehicle will fit under the
cantilevered mezzanine over the parking spaces.
Mr. Green stated they are required by ordinance to maintain a
minimum of 7 feet and they will probably have 8 or 9 feet clear.
Chairman Goldspiel asked how the soil is on the property.
Mr. Vane stated the soil is fair but adequate for a two story
building.
Chairman Goldspiel asked how the storm system will work, and he
asked about the direction of natural water drainage on the site.
Mr. Vane stated the stormwater will be collected from the building
and taken out from the parking lot and put into basins and to the
pond. As the pond fills there will be a restrictor to regulate
flow into the creek. He noted that although the natural drainage
of the site is to the southeast, the detention facility is on the
east side of the site. He explained that the restrictor on the
outlet pipe will force stormflow into the detention basin for
release at the rate prescribed by ordinance.
Chairman Goldspiel asked how deep the basin will be and if the
timbers will affect the depth.
Mr. Vane stated there will be a depth of four feet altogether with
the timbers.
Chairman Goldspiel noted some concern with the use of timber walls
at this spot by the parking lot.
Mr. Vane stated they could possibly soften this depth by providing
additional detention on the south.
Chairman Goldspiel stated he questions the need for banks and
financial institutions as permitted uses on this site.
Mr. Green stated he will be more than happy to refine the language
and will cross this use off the list.
Commissioner Berman noted a need for some preparatory language
that describes the concept that ties the permitted uses to the
j concept as described.
Chairman Goldspiel noted he does not want to lock the plan into a
single purpose user or owner. He stated that low traffic uses
should be allowed and parking requirements would need to be
sufficient.
Mr. Green stated they have calculated the parking based on floor
area ratio which includes the mezzanine area.
Buffalo Grove Plan Comm-Regular Meeting-July 19, 1995-Page 14
Chairman Goldspiel reiterated the issues which needed further
addressing:
1. More specificity in the proposed uses for the property;
2. Provision of screening along the west side of the property
adjacent to the residential property;
3. Softening of the detention basin along the parking lot to
avoid a 4 foot drop.
The Commission concurred that the project should be scheduled for
a public hearing when proper documentation is submitted to the
Village.
BUFFALO GROVE TOWN CENTER, PROPOSED KIDS CHOICE CHILD CARE CENTER
WITH AN OUTDOOR PLAYGROUND - AMENDMENT OF THE PLANNED UNIT
DEVELOPMENT (P.U.D. ) ORDINANCE -- WORKSHOP #1
Mr. Marc Schwartz of Batler and Schwartz stated that the request
was referred by the Village Board for review and recommendation by
the Plan Commission. He stated the proposed use is a Kids Care
child care facility in the location formerly occupied by Modern
Tuxedo and Eva's Bridal Shop. He stated a child care center is an
enumerated permitted use in the B-5 zoning district. The state
mandates that a facility such as this have an outdoor playground,
although such a playground is used fairly infrequently due to the
ages of the children. He stated this outdoor playground is the
reason that the petitioner is required to request a P.U.D.
amendment, not because of the basic child care use.
Mr. Steven Young of Kinder Care Learning Centers stated Kids
Choice is a division of Kinder Care. Kids Choice deals with older
children of school age. He stated the facility is tailored to
meet the requirements of older kids. He noted there are computers
and arts and crafts areas and things of that nature. He stated
Mr. Young stated the facility opens at 6:00 a.m. with the parents
bringing the kids into the building and signing them in. The kids
remain until school starts when the children are transported to
school and again transported back to the facility after school.
In the evening, the parents are required to come into the center
and sign the kids out.
Mr. Young stated they feel this location is a very safe facility.
The courtyard area in the front acts as a buffer between the
parking lot and the entrance of the facility. Another advantage
is the protected location of the playground at the rear of the
building. This location has a large earthen berm at the rear of
the site and two of the sides are walls of the building. The
fourth side will be protected by concrete bollards to prevent
Buffalo Grove Plan Comm-Regular Meeting-July 19, 1995-Page 15
anything from entering the playground. He noted traffic does not
directly face the fourth side at any one time. He noted the
playground is used basically in the morning between 6:00 a.m. to
school time and the same in the afternoon. It is also only used
in the seasons when outdoor activities are practical.
Mr. Young stated they have their own Kids Choice vans for
transporting children to and from school. He stated they would
like to pull up the vans to the rear of the playground briefly to
load and unload the kids under direct supervision. The vans would
then be parked behind the center.
Mr. Larry Quinlan of Kinder Care Learning Centers stated Kinder
Care requires drainage of their playgrounds. He stated this
location happens to have an existing catch basin in the playground
area which catches the runoff for this back area. He stated they
have agreed to a fence around the playground. They can use a wood
fence to screen off some existing electrical panels existing on
the north wall and the east wall. There will be an outside gate
area for access. The rest of the playground is standard, with an
asphalt surface with no movable equipment in the playground.
Judy Murtaugh of Melvin Simon Development stated there are many
advantages for the center to have this much stopped traffic during
the day. She reviewed the existing site and the necessary
revisions. She noted that the dumpsters must be relocated and yet
still convenient for existing tenants. This has brought about two
different options.
Option #1 is to take a corner of the landscape berm and create a
space for a dumpster. This option would allow for trash trucks to
come in, pick up trash and proceed directly out. The disadvantage
is that the kids can watch all this happening when they are there.
She stated they have spoken extensively with their trash service
company and they can control their trash pickups between 10:00 to
11:00 a.m. and after 3:00 p.m. This will indeed work out better
for Max's Deli with trash pickup after 3:00 p.m. to take care of
volume generated a lunch time.
Ms. Murtaugh stated Max's has produce deliveries three times a
week. The produce arrives in 40 foot panel trucks and deliveries
can be controlled to before 10:00 a.m. and after 2:00 p.m. The
panel trucks can pull up and use the service lane and service down
the walkway. The disadvantage to this plan is the relocation of
the landscape berm and additional site work which would need to be
done.
Ms. Murtaugh stated Option #2 would create a dumpster area near
the rear of Max's with access to Checker Road extended. Trucks
would pull in, unload and pick up trash and pull out. The goal
would be to have the same kind of trash enclosure but have taller
material around the trash enclosures and treat the enclosures with
Buffalo Grove Plan Comm-Regular Meeting-July 19, 1995-Page 16
sensitivity. The advantage to this plan is that is allows for
easy access for deliveries as well as trash enclosures.
Mr. Schwartz stated Kids Choice really wants to be in Town Center
and in this location. This site is something that works perfectly
for their plans with its recessed drop off point, the pickup and
delivery of children in the rear of the site away from the general
traffic pattern, the proposed playground which is already bordered
on two sides by building and a huge berm.
Commissioner Berman asked what the ages of the children would be.
Mr. Young stated Kids Choice works with children aged 6 through
12.
Commissioner Berman asked if there would be any circumstance in
which the property become a Kinder Care center for younger
children.
Mr. Young stated he foresees no such circumstance. He stated they
are trying to meet parents' demands and requests for specialized
facilities for older kids.
Commissioner Berman asked if there is any way to place a
restriction which would limit this facility to older children
only.
Ms. Murtaugh stated that the lease prohibits use by children under
the age of 6.
Mr. Pfeil stated that the P.U.D. amendment would be an ordinance
approving the amended Preliminary Plan for the exterior
playground, the P.U.D. ordinance can have other conditions of use
in it.
Mr. Schwartz stated there is no question that the Village, through
the use of a P.U.D. amendment would be able to restrict use
characteristics of the facility.
Commissioner Berman asked what happens at the center from 9:00
a.m. to 3 :00 p.m. when the children are at school.
Mr. Young stated some centers do run kindergarten programs. He
stated that they have not yet determined if it would be suitable
for a kindergarten at this facility. However, they would like to
have that flexibility.
Commissioner Berman stated he would like to get some specifics of
other Kids Choice locations.
Mr. Young reviewed several of the other locations as to design and
surroundings.
Buffalo Grove Plan Conn-Regular Meeting-July 19, 1995-Page 17
Commissioner Berman asked if there has been any feedback from DCFS
on the parking lot playgrounds.
Mr. Young stated the feedback so far has been favorable due to the
use of concrete bollards and chain link fencing. In comparison
with other daycare operations, they afford a greater degree of
security.
Commissioner Berman asked about the staffing criteria.
Mr. Young stated there are 20 children to 1 teacher per state
requirements.
Commissioner Berman asked how many kids are expected to be on this
site.
Mr. Young said they are licensed for about 130 kids.
Commissioner Berman asked what kind of equipment will be used in
the back playground.
Mr. Young stated they will probably have a picnic table with
umbrella, hopscotch, lower basketball hoop, and tetherball.
Commissioner Berman asked how many kids would be out on the
playground at any one given time.
Mr. Young stated approximately 15 kids would be out at one time.
Commissioner Berman asked what types of activities are involved in
the structured program.
Mr. Young stated there is arts and crafts, theater, computers,
gameroom and homework area.
Commissioner Ottenheimer asked what was the diameter of the
concrete bollards.
Mr. Young stated the bollards are 6 inches and are spaced 4 to 6
feet apart.
Commissioner Ottenheimer asked if it is anticipated that some
parents may double park adjacent to the sidewalk when walking
their kids in or out of the center.
Mr. Young stated they would try to enforce the parking rules,
although there will always be someone who will try to circumvent
the system.
Commissioner Ottenheimer asked what the center's hours would be.
Mr. Young stated they would be open from 6:00 a.m. to 6:30 p.m.
Buffalo Grove Plan Comm-Regular Meeting-July 19, 1995-Page 18
Mr. Young stated they would be open from 6:00 a.m. to 6: 30 p.m.
Commissioner Ottenheimer asked if there are any health concerns or
Village ordinance regarding distance required for dumpsters due to
the proximity of the dumpsters o Max's Deli.
Ms. Murtaugh stated she has spoken to Brian Sheehan regarding
these dumpster/trash problems and he did not indicate any
ordinance regarding distance from the facility.
Mr. Pfeil indicated that Mr. Sheehan is concerned with the
proximity of the dumpster to Max's and wants more information on
distance to the door and to the dumpster as well as the size of
the dumpster. He noted Mr. Sheehan will need more information
before he can fully review the dumpster facility, including the
size and location of grease barrels and recycling containers.
Ms. Murtaugh stated once the decision has been made on which way
to go with the plan, she would be in touch with Mr. Sheehan and
they can decide what is needed and she would have the engineers
work things out properly.
Mr. Schwartz stated that everyone on the Commission, on staff,
owner of the property and at Kinder Care, are concerned about the
safety of the children. However, this corporation runs 1,200
facilities around the country and the playground is one of their
paramount concerns.
Commissioner Krug asked if kids are at the center all day long on
days when there is no school and during summer.
Mr. Young stated kids do stay at the center all day.
Commissioner Krug stated he does not favor Option #2 and would
prefer Option #1 although it would be necessary to exercise
extreme care in ridding the trash of critters. He further stated
the traffic is not great enough back there to cause serious
problems and he sees no big objection to the plan. He further
stated he would like to see something better done with the grease
in the trash area.
Commissioner Lundine asked if deliveries can really be controlled
to the extent implied by Ms. Murtaugh.
Ms. Murtaugh stated they would do their very best to control
deliveries.
Mr. Schwartz reiterated they would do the best they can but there
can be no guarantees.
Commissioner Lundine asked why Kinder Care is so interested in
this area.
Buffalo Grove Plan Comm-Regular Meeting-July 19, 1995-Page 19
Commissioner Howard asked if Kinder Care limits the number of
children by age groups.
Mr. Young stated there is no capacity on any particular age.
Commissioner Howard asked if there would be room for volleyball on
the playground.
Mr. Young stated no.
Commissioner Howard stated Option #2 is the better plan for the
kids but noted there would be a traffic conflict for the center.
She further noted concern with the trash, particularly as there
will be kids present in the summer.
Commissioner Ottenheimer asked if there had been any traffic
studies to determine the amount of traffic that is in the back and
what times are peak or not.
Ms. Murtaugh stated the necessity has never come up because the
volume of even parked cars back there is so minimal. There are
parking spaces available there all the time.
Commissioner Krug asked if the center provides meals.
Mr. Young stated snacks are served from a full kitchen on site.
Commissioner Howard asked that pictures be brought in of the
Naperville facility.
Chairman Goldspiel stated that Option #2 with its trash enclosure
is a major traffic problem. There would be bad visibility coming
around the corner, and trucks coming out against the flow of
traffic. He stated that Option #1 has some practical and aesthetic
problems in terms of proximity to the stores and the playground.
Chairman Goldspiel stated he sees no point in controlling delivery
times when children will be at the center all day during summer.
He further noted certain delivery companies have schedules they
must adhere to, and shopping center managers can't effectively
control delivery
livery schedules of transport companies.
Chairman Goldspiel noted the aisleway which runs east and west
alongside the playground and the Kids Choice building is wider
than it has to be. He stated it would perhaps be best to curb off
a typical parkway between the fence and the driveway, reducing the
width of that drive. This would keep vehicles away from the
playground and keep the problem of vehicles running into bollards
or fences out of the question.
Chairman Goldspiel further asked that consideration be given to
Buffalo Grove Plan Comm-Regular Meeting-July 19, 1995-Page 20
making the playground area more inviting.
Mr. Schwartz stated as far as the interior of the playground,
Melvin Simon does not want to have anything to do with the design
or control as that is up to the tenant.
Chairman Goldspiel stated he is not comfortable with an asphalt
playground. He commented that an asphalt playground in this
location seems to have a certain grimness. He noted that the
Village has been far more demanding of the schools and home day
care centers in terms or requirements and ordinances.
Chairman Goldspiel noted the following issues still need to be
addressed:
1. Use limited to 6 years of age and up or the possibility of a
kindergarten;
2. Trash and safety issues;
3. Pictures to be brought of the Naperville facility;
4. Check out curbing and landscaping for the rear of the
facility and the playground area.
CHAIRMAN'S REPORT - None
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated there will be meetings on August 2, 1995 and
August 16, 1995.
PUBLIC COMMENTS AND OUESTIONS - None
STAFF REPORT - None
NEW BUSINESS - None
ADJOURNMENT
There being no further comments or questions from anyone else
present, Chairman Goldspiel closed the public hearing at 11: 35
p.m.
Res tfully s itted,
Fay Rub n, ecording Secretary
Buffalo Grove Plan Comm-Regular Meeting-July 19, 1995-Page 21
ROVED:
' ST PHEN GOLDSPIE , Chairman
if
Buffalo Grove Plan Comm-Regular Meeting-July 19, 1995-Page 22