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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 PP Y 9 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