Loading...
HomeMy WebLinkAboutJPZ - 07/31/2000 - ZONING VARIATION/1820 BANGOR/MATERIAL SCIENCE DAY CARE JPZ COMMITTEE MEETING MINUTES July 31,2000 7:00 P.M. Chernick Conference Room MEMBERS PRESENT: Trustee Lissner,Chairman Trustee Czamik Trustee Prochno STAFF PRESENT: Alan Boffice, Dir. of Engineering&Community Development Steve Trudan,Asst. Dir. of Community Development Michael Cavallini,Health Services Coordinator Michael Lackman,Asst. Fire Chief Peter Vadopalas, Asst. to the Village Manager Chairman Lissner called the meeting to order at 7:00 p.m. 1820 Bangor Lane Variation Request(ZBA Docket# 00-9) The Committee noted each member had visited the petitioner's property, and asked Alan Boffice to provide background information on this variation request. Mr. Boffice stated the ZBA considered the variation request at a public hearing and recommended the request to install a fence up to one-foot from the sidewalk be revised to five-feet from the sidewalk. The petitioners thereafter found that the five-foot setback would place the proposed fence upon their landscaped berm which increased the price of the installation, and would detract from the aesthetics and utility of their existing landscaping. The petitioners went before the ZBA a second time to explain the situation. At this meeting, the ZBA denied the request for a one-foot setback, but voted to grant a variation for a nine-foot setback, which placed the fence inside the berm. The petitioners find this unacceptable because the placement of the fence inside the berm denies their ability to enjoy their landscaping and maximize the privacy they are seeking. Mr. Boffice explained that the petitioners' lot is like a comer lot, though it is not platted as a comer lot. If it were platted as a corner lot, an open fence would be permitted up to three-feet from the sidewalk. Nancy Czamik noted the berm is substantial in size and includes mature growth. Further, the property is very much like a comer lot for all intents and purposes. The Committee discussed line of sight concerns and determined the landscaped berm already impacts line of sight which would not be significantly increased by the addition of a fence. Mr. Boffice stated the petitioners would accept a variation to three-feet from the sidewalk, because their main concern is that the fence be outside the berm. After discussion, the Committee found the request acceptable so long as the fence is placed as close to the berm as possible and no closer than three-feet to the sidewalk. Nancy Czarnik asked if granted variations are recorded with the County. Mr. Boffice explained they are not recorded, though the Village maintains a thorough file system on granted variations. Chairman Lissner asked if a need exists to review the Village's existing restrictions on fences. Mr. Boffice recommended the restrictions be reviewed to make it easier for property owners to enjoy their property and decrease the number of variation requests presented to the Village. He indicated his department would research the issue and provide recommendations to consider in the near future. After this discussion, it was the consensus of the Committee to recommend approval of a variation to the petitioners at 1820 Bangor Lane to construct a picket fence along the front of their property no less than three-feet off the sidewalk and as close to the existing berm as possible. Material Sciences Corporation (MSC) yCare Center Special Use Petition The next item discussed was the petition of MSC/Pre-Finish Metals for a Special Use Permit to construct and operate a day care center on I-2 Industrial zoned property at the northwest corner of Nicholas and Pratt Boulevards, Chairman Lissner explained the Plan Commission recommended the petition for approval, but the Village Board did not take action on the petition until the JPZ Committee gave it consideration. Chairman Lissner noted he was out of town on the date of the Village Board meeting and asked for some information on the concerns expressed by the Board. Mr. Boffice explained there were three primary concerns expressed by the Village Board. First, the Board was under the impression that the day care would be used only by MSC employees, but the proposal is for the center to be used primarily for MSC employees and open to other Elk Grove industrial companies if internal demand was not sufficient. Second, the Board has safety concerns with the proposed location near industrial uses. Third, the Board has safety concerns regarding the amount of truck traffic near the location. Nancy Czamik stated after reviewing the Plan Commission transcripts from the public hearing on this matter, many of the issues raised at the Board meeting were addressed by the Plan Commission. However,the testimony before the Plan Commission was that the center would handle a maximum of 60 children, but the petitioners estimated the center could handle up to 70 children at the Village Board meeting. Dave Thomas of Bright Horizons explained the Department of Child and Family Services (DCFS)would license up to 70 children for the center they are planning to build and operate. The actual number of children is entirely dependent on the demand for the center's services. Chris Prochno asked for clarification on the age groups planned for the center. Mr. Thomas explained they plan to meet the needs of infant, toddler, and two-year olds, as well as provide a kindergarten. Initially, they expect to have MSC employees to fill the younger groups, and open the kindergarten to other companies. In a matter of years, the expectation is to have the entire center serve MSC employees. Chairman Lissner noted that Peter Vadopalas had completed some research on the issue and asked for a summary. Mr. Vadopalas stated he contacted DCFS about their potential concerns and spoke with the supervisor of the licensing officer who would review applications in the Elk Grove area. DCFS expressed no concerns on the principle of locating the center in an industrial area so long as the site is planned to provide safe access into and out of the building. DCFS stated an industrial location would not impact their ability to receive a license. In addition, Mr. Vadopalas spoke with administration at the Village of Skokie,which did have experience with this type of land use. Skokie amended their Zoning Ordinance approximately 15 years ago to permit day care centers in industrial zoned districts as Special Uses, under the condition the center is primarily used by the sponsoring company's employees. Skokie reports no problems with this type of situation, and a company in Skokie is currently considering a similar plan. Nancy Czamik stated she visited the proposed site and noted there are a large number of trucks neighboring the property which raises concerns about diesel fumes in the proposed building. Mary Dinkel of MSC explained the concerns raised by Plan Commission about the neighboring truck terminal were primarily about truck movement. MSC revised their site plan to add additional protection along the western perimeter of the site, including a three-foot berm, wooden bollards placed at six-foot intervals, and landscaping and fencing. Nancy Czamik asked for the distance of the proposed building to the property line. Mr. Boffice stated the distance is 25-feet,plus an additional five or six feet to a curb on the neighboring property. Chris Prochno asked for additional information about the proposed after-school programs planned for the center. Mr. Thomas stated it is a concept to consider, but would depend on demand of parents for the service. Chris Prochno noted an existing day care on Biggins Road is located in similar conditions as the proposed day care, though the property there is zoned for commercial use. Nancy Czamik stated a filtering system would be a good idea to consider for the site to minimize diesel fumes in the building's interior. She asked if the Fire Department has concerns about the types of activity occurring in neighboring buildings. Asst. Chief Lackman explained the Fire Department has concerns about children being in the industrial area whether they are travelling through or there for an extended period of time. The Fire Department would expect a hazard and risk assessment of the area including a comprehensive response plan and evacuation plan. Also, an office should be set-up to coordinate communication should an evacuation be necessary so parents do not look to the Fire Department to locate their children. Mr. Thomas agreed and stated each of those issues are addressed with any day care managed by Bright Horizons and that all of its day care employees are trained in CPR and First Aid. Chairman Lissner asked if this facility would increase the number of calls that the Fire Department would need to respond to. Chief Lackman stated an increase would be expected, but not a substantial increase. Chris Prochno explained another concern raised by the Village Board regarded the fence surrounding the play area. Mr. Thomas said he understood the concerns about having the children screened from view, but as a security concern their preference would be to have a fence that would allow employees to see outside the property. An opaque fence would prevent them from observing passers by or individuals that may pose a threat to the children. The intention is to design the site so children are never out of the view of adults. Chris Prochno asked what sort of precedent would be set by approving this petition. Mr. Boffice explained that as a Special Use, any future petitioner would have to present their case before the Plan Commission and Village Board, so approval only addresses one particular proposal. Each would be reviewed on their own merits, and each petitioner would need to make an argument that their specific proposal is the highest and best use of the property. Chairman Lissner asked for a timetable of construction should this petition be approved. Ms. Dinkel stated they are waiting for a bill to be signed into State law that would provide a tax credit to Illinois companies that build day care center for their employees. She noted the Governor recently vetoed such a bill due to some vague language, but a revised bill is expected to pass in the Fall session of the General Assembly. The availability of the tax credit is important for this project to succeed, because it credits up to 30% of construction costs. After further discussion, the consensus of the Committee was to recommend approval of a Special Use permit to MSC for construction and operation of a day care center on I-2 zoned property at the intersection of Nicholas and Pratt Boulevards. Adjournment The meeting was adjourned at 8:40 p.m. Resp�tf zllly Submitted, Peter Vadep r Assistant to the Village Manager C: Chairman and Members of JPZ Committee, President and Board of Trustees, Village Manager, Assistant Village Manager, Assistant to the Village Manager, Village Clerk, Fire Chief, Chief of Police, Director of Engineering & Community Development, Director of Public Works, Health Services Coordinator, Chairman and Members of Plan Commission.