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2011-11-30 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission Document Type: ❑A e g nda 0 Minutes Meeting ate: 11/30/2011 Type of Meeting: PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION November 30, 2011 Plaza at Buffalo Grove, 686-850 Buffalo Grove Road— Amendment of planned unit development and Special use for a bank drive-through facility in the B-3 District Chairman Smith called the hearing to order at 7:30 pm in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Smith read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Smith Mr. Khan Mr. Stark Mr. Cohn Ms. Myer Commissioners absent: Ms. Bocek Mr. Weinstein Ms. Johnson Also present: Mr. Tom Lowe, First Equity Group, LLC Ms. Anne Walters, First Equity Group, LLC Mr. Timothy Meseck, The Architects Partnership, Ltd. Mr. Alan Arns, A&M Architects, LLC Mr. William Grieve, Gewalt Hamilton Associates, Inc Ms. Cheryl Levin, Chase Bank Mr. Craig Most, 3D Design Studio, LLC Mr. David Shaw, Shaw Gussis Fishman Glantz Wolfson& Towbin Ms. Beverly Sussman, Village Trustee Mr. Andy Stein, Village Trustee Mr. Mike Terson, Village Trustee Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Aerial view of Buffalo Grove Plaza by First Equity Group Exhibit 2: ALTA/ACSM Land Title Survey Exhibit 3: Proposed Overall Site Plan, dated October 4, 2011 Exhibit 4: Proposed Preliminary Utility Plan, dated October 4, 2011 Exhibit 5: Exterior Elevations, dated September 29, 2011 Exhibit 6 Revised Exterior Elevations, dated September 29, 2011 Exhibit 7: Buffalo Grove Plaza Facade Exhibit 8: Proposed East Elevation — Center section between Dominick's and Two Story office, dated June 20 2011 Exhibit 9: Landscape Plan, dated November 21, 2011 Exhibit 10: Proposed Chase Landscape Plan, dated November 22, 2011 Exhibit 11: Traffic and Parking Impact Study dated April 5, 2011 by Gewalt Hamilton Associates Exhibit 12: Memo from Mr. Pfeil to the Plan Commission dated November 23, 2011 Mr. Tom Lowe stated First Equity is a commercial real estate company in Chicago and the development company working with the Plaza in Buffalo Grove as well as with Chase on this project. For the past 12 years the Plaza has been owned by Tony Youshaei. When he purchased the property in 1999 it was mostly vacant. In February, 2002 Dominicks relocated to the center and has been operating in its current position for about 10 years. Mr. Lowe stated the proposal is with the Plaza at Buffalo Grove which is at the northwest corner of Buffalo Grove Road and Dundee. The property is in an L shape in the center and also consists of a north wing. It also includes Continental Restaurant which is adjacent to Dominicks and goes south and includes the two story office component. The property does not include the shopping center that fronts Dundee Road nor Taco Bell and Mobil gas station. Mr. Lowe stated 12 years after the acquisition of the center it is now time again to consider putting additional improvements into the center. In looking at the overall site plan the proposal includes the construction of a new free standing Chase bank in new created outlot immediately adjacent north of the Mobil gas station. In addition to the Chase bank it also includes a facade improvement along the western wing of the shopping center starting with the Continental Restaurant and working its way towards the multi-store office building. In addition to those improvements there are some parking reconfiguration. There is creation of some parking stalls and also this proposal is inclusive of a traffic signal being installed at the Plaza entrance along Buffalo Grove Road. Mr. Lowe stated the new branch layout for Chase would consist of a free standing building with 4 drive-through lanes, reconfigured parking in the area of the bank, some additional landscaping and then lot lighting will be new for security and lighting of the new facility. The location of the proposed Chase is in an area dating back 10 years ago which was originally planned to be a Dominicks fuel center. That portion of the Dominicks plan was never implemented. Ten years ago the original plan was to have this area developed and now the proposed use is for a bank. Mr. Lowe noted the outlot they are proposing to create is also situated in an area of the shopping area that sees parking for cars. It is strategically located to be about as far away from every tenant's front door as possible so that Chase would not interrupt the day to day operations of any of the existing tenants. In order to accommodate the plan there are a number of existing parking stalls that will be eliminated. They have tried to offset as best possible the number of parking stalls being eliminated. They are adding some parking and reconfiguring along the Chase frontage. Another part of the proposal includes proposed perpendicular parking along the facade improvements for easy access and customer access on that wing of the shopping center. Mr. Lowe stated they were concerned with the quantity of parking for Chase as well as all the existing tenants so they have had a detailed parking and traffic study prepared. Mr. Tim Meseck noted they are proposing to reduce the stacking requirement of 6 spaces per the ordinance to 5. The reason is that Chase Bank has found that the stacking required at the drive-through lanes is often between 2-3 cars per lane. Starting at the building face you have the deal drawer, and then you have 2 vacuum tube lanes and an ATM at the fourth lane. He stated they tend to open the third drive when the first two drive lanes get busy. They have found that if it exceeds 4 cars it is more of timing issue with the customer base and the goal is to get them in and out in about two minutes. They have, however shown 5 stacking spaces and that is why they are asking for the reduction from 6. The fourth ATM lane is probably the busiest of the four lanes. That tends to stack up at busy periods and they have allocated for a walk up ATM at the main entrance to the facility also. Mr. Meseck reviewed the exterior elevations for the proposed bank stating they are proposing a building with cast stone base, brick veneer above that. He noted they met with the ART group on August 17, 2011 and they have incorporated some of their comments into the revised plans. They modified the EFIS which on this plan shows the entire top as EFIS. They have modified it with a smaller percentage of EFIS per the local ordinance requirements. Roughly they are between 10-21 percent on each of the elevations which meets the ordinance requirements. There is consistent architecture on all four sides of the building so as traffic and pedestrians circle the lot there is no big difference. They have also provided a trash enclosure location per the ART comments located nearby the building. He stated they have also tried to create a consistent feel with the shopping center behind them. Mr. Alan Arns spoke about the front facade of the existing shopping center. The existing facade has a continuous burgundy canopy. Parts of it will be kept and small parts will be eliminated. Continental Restaurant has just done an expansion to the north and one of the things they are trying to do is help them out with an area where people can sit down for carry out. The middle of the facade will keep the burgundy canopy and on the two ends they will pull the signage out a little further because of the entry elements. The entry elements incorporate similar features on the Chase Bank as well as some on the Dominick's facade. The same brick will be used for the Chase Bank with the piers and planters and the cut stone rock face at the base which will also continue across at the two story office building. Mr. Arns noted they have introduced some horizontal banding. The colors of the facade shows the EFIS is very similar to what will be on Chase Bank. The entry elements at the bank will have metal clad fascia Mr. Craig Most noted the area by the Continental Restaurant will be a brick area with some seating as well as above grade planters with seasonal displays. Between the Continental Restaurant and the two story building which is a nine foot walk will be a couple of planters along the area. Some of the concrete will be removed to create brick walkways that are lined up with the doorways and in between those walkways they will add some additional landscaping to soften the edge. Mr. Most noted around the bank they are removing seven trees but adding ten and most of the landscaping around the building is drought tolerant plantings. There is some proposed signage with landscaping. Mr. Lowe spoke to the installation of the traffic signal on Buffalo Grove Road that lines up with the Plaza entrance. When Dominicks relocated there was an infrastructure agreement that was negotiated and signed which required the installation of a signal once warrants were met. Warrants were met but the improvements have not been implemented. Part of this proposal is a guarantee by the ownership, Tony Youshaei, that the signal be installed. The form of the guarantee is being discussed but will be per Village requirements. Mr. William Grieve reviewed the aerial photo of the lot where they found the north side of the parking which is the Dominicks side has 154 spaces with peak occupancy of about 117 spaces on a Saturday. The south side where Chase Bank would be really does not get any parking. There are 360 parking spaces and the most spaces ever filled were 148. On the weekday peak from 3-7 pm there is an overall parking occupancy of about 30 percent. On Saturday from 10 am to 3 pm it is only about 50 percent full for the entire parking field. Mr. Grieve reviewed some parking spaces in the back which they were asked to add to try to recoup as many as they could of the spaces Chase would be taking up. The truck turning template they used shows it would not encroach or hit any parked vehicles. They used a big semi for that study. It has been mentioned that there would be some improvements on Buffalo Grove Road itself. What was never constructed was a separate left turn lanes. They will be creating separate left turn lanes per the previous agreement with the Cook County Highway Department as well as constructing the traffic signal. The signal has already been warranted and approved by Cook County Highway Department but they must redo the plans which are well outdated. The specifications have changed by now. The traffic signal will be interconnected with the one at Buffalo Grove and Dundee so they want to make sure they will be platooning traffic as well as providing enough time in and out of the shopping center entrance. Mr. Grieve noted based on the traffic study they conducted sometime during the peak hour you can spend well over two minutes trying to make a left turn out. Once the signal gets in there we would be going from delays of over two minutes to perhaps 20-30 seconds tops for the left turn. You really get to the point where you find there is plenty of stacking inside to accommodate the traffic that is going to be coming out. Mr. Grieve spoke about the parking improvements noting the previous style was always big wide aisles which just promotes fast traffic in front of stores you want to be going slow past. So the parking spaces provide prime parking for customers. They have added a couple of extra handicapped spaces and there is adequate sidewalk clearance between the parked cars and the store fronts. Details including planter boxes and wheel stops are used to prevent encroachment and restrict vehicle overhang. They have also enhanced the end cap islands because based on the parking counts they took they have lost a couple more parking spaces but they are still way beyond what they need to accommodate the shopping center plus Chase Bank itself. From the Chase perspective you will see a connection to the sidewalk on Buffalo Grove Road. A customer who wants to go the ATM in the lobby they will be able to walk right in. They also have additional islands as well as reconfiguring some of the parking itself. Mr. Lowe noted they have adjusted the parking in the rear to make sure that it fits and exists today with cars parked there all the time. For all practical purposes this is freeing up a condition that already exists in the back. The walk leading from Buffalo Grove Road leads directly to the Bank front door. There is actually a sidewalk on the north side of Chase that works its way towards the west and there is an area after crossing the drive-through lanes there is an area designated for additional pedestrian access. Although they are not giving pedestrians 100 percent on the sidewalk from Buffalo Grove Road to the retail on the west but they are pretty close. Commissioner Stark noted the peak time would appear to be Saturday mornings and asked if there is a real need for a traffic signal at the entrance. Mr. Grieve stated they feel a traffic signal is important for a number of reasons. First, the delays for a left out occurs both on weekdays and Saturdays. Another thing a traffic signal would provide is a gateway to the shopping center. Commissioner Stark asked if the median on Buffalo Grove Road will remain or disappear with the left out. Mr. Grieve stated they will be carving out a small piece of the median and repouring pavement to create an official left turn lane both northbound into this shopping center as well as southbound to the shopping center on the other side of the street. Commissioner Stark noted his main concern is the entrance to the center from the proposed light is stacking going into the parking lanes waiting for the light to change to green. Mr. Grieve noted that inbound traffic has free flow with the right of way so you will never have to worry about people coming in from the left turn lane, entering the shopping center and not being able to move and stacking up on Buffalo Grove Road. Also, when you consider they are taking delays from the left turn from 2 minutes plus down to 20-30 seconds and the fact that the light is going to get that much time for the east and west movements coming out of the shopping centers they will be clearing that traffic. The stacking that is there will be more than sufficient for the vast majority of the time. Commissioner Stark then noted that the light to exit the center will be so sensitive that if one car is waiting the light will change rather quickly. Mr. Grieve the traffic signal will be interconnected to Buffalo Grove and Dundee Road and also they will be putting loops both for the northbound and southbound left turns so the arrows will not come on if there is nobody there. Also there will be loops for people coming out of the shopping center. At certain times, depending upon how many cars it detects you will cycle through that traffic signal. The other safety you have is the fact that you do have stop signs on the other three parts of the internal intersection. If an enhancement is needed you can always post a sign saying "do not block intersection." Commissioner Stark asked for a justification for left turn arrows versus just a green light since there will probably not be much traffic from the center going across the street. Mr. Grieve stated that was resolved in the initial set of traffic signal plans but were warranted and then designed for this intersection. Even without a left turn arrow out of the shopping center you will wind up with the same amount of time. Commissioner Stark noted that they therefore do not foresee a need for southbound Buffalo Grove traffic to have a right turn lane into the center. Mr. Grieve stated that based on the traffic counts they conducted as well as the results of the capacity analysis of the traffic engineers you really wind up with a good level of service. Commissioner Stark asked if the design at the top of the Chase Bank building will hide any HVAC systems. Mr. Meseck stated yes and they actually have a sunken roof so that the back third of the roof is about 3-4 feet lower so there is no problem because it is below the parapet. Commissioner Stark asked about the outdoor seating for the Continental Restaurant. Mr. Meseck noted that is not part of this application and they are just providing an area for Continental's customers to ultimately use. It has become more of an area for customers to congregate with drinks and ice cream rather than area for wait staff. Commissioner Myer asked why there would not be two ATM drive-throughs which supposedly are the busiest. Mr. Meseck stated they actually do install conduits for the third drive thru lane to actually be morphed into an ATM lane if they find there is more ATM usage than the vacuum tube usage. However, they do not anticipate that at this location based on historic numbers for this type of marketplace. Commissioner Myer noted her concern with the incremental parking spaces in front of the restaurant and other properties due to the amount of traffic in front of those properties. Additionally, by creating these additional parking spaces are we not exacerbating traffic concerns in this shopping plaza in general. She noted that locating parking spaces directly in front of these businesses is a good thing, but traffic safety has to be addressed. Mr. Lowe stated initially it was to help offset some of the parking stall elimination. However, the tenants here actually liked the idea of having the convenience of parking at the front door. Now, it is actually a pretty good distance, a good space, between where the existing islands are in the parking field and the front of the building. Parking at 26 feet and then getting into landscaped islands alleviates some of the parking and also became a feature that the tenants actually like. Commissioner Myer stated she can appreciate the tenants liking the feature but she is concerned with the traffic coming in from Buffalo Grove Road as well as people coming out of Dominicks trying to exit and now you may have people from the parking aisles themselves being in the cross traffic right behind those vehicles trying to pull in and out of those spaces. Mr. Lowe noted it is a little different situation because it is not off of a main drive. This situation does actually exist on the other wing where the Blockbuster store is. Mr. Grieve noted there are these stop signs in front of Dominicks because they are trying to slow traffic down. As you get further south in front of the other stores and shops that traffic can just keep going and the drive aisle is wide and you don't have the calming effect of stop signs. The proposed parking in front of the Continental restaurant will have the effect of slowing down the traffic in the travel aisle. Commissioner Myer noted that is exactly her point that people do try to breeze through that area. By having these parking spaces it will possibly slow traffic down to a certain extent but she still has some concerns about accidents etc. because people may not be used to that. Mr. Grieve noted he thinks about it differently as he thinks about all the people who blow the stop signs in front of Dominicks versus having the parking spaces there and you know there is going to be some turnover. The turnover will be nice for convenience of those stores themselves and the added safety of pedestrians who can use those spaces and not have to cross the aisle. Commissioner Myer asked if there is some consideration being given to how long someone can park there to create a bit more parking turnover. Mr. Grieve stated they have not really thought that one through completely. Sometimes you will find a sign up that states 15 minutes maximum or something like that and that is something that perhaps the businesses will want to work through with the shopping center owner. Commissioner Myer asked if there will be enough width for a wheelchair to safely pass the store fronts and will there some kind of bollards or planters will be there. Mr. Grieve stated the answer to all of that is yes. The handicapped spaces are designed to meet ADA requirements so they are automatically almost double wide than a regular space and out of that double wide space you have half of it striped out. Anyone who has an ADA sticker will be able to get out and use the striped out space to gain direct access to the store fronts. Commissioner Myer stated her concern is that once they get out of that space do they have to navigate over some sort of curb to get on that pavement. Mr. Grieve stated right now the pavement is pretty much flush with the sidewalk and so they are providing wheel stops for some of those spaces and they are also provided a couple of planter boxes. Commissioner Khan asked what the remaining space is beyond the wheel stops. Mr. Grieve stated it is nine feet. Commissioner Khan asked if that counts the overhang of the cars beyond the wheel stops. He noted that is likely to be another couple of feet which means we are left with 7 feet. Mr. Grieve stated he misspoke. The wheel stop is put far enough into the parking space to make sure you have 9 feet of sidewalk. Commissioner Khan asked if they have taken into account the swing of the doors if people want to come in and out to the outdoor seating area. Mr. Arns stated everything is kept off to the side as far as the outdoor seating. From the building to the sidewalk you have 9 feet and then another 1 '/2 -2 feet to account for the overhang of the cars. You are almost gaining 11 feet to the bumpers themselves. Commissioner Khan stated these parking stalls are making him nervous. He noted a 26 foot wide aisle is being provided but in his mind that 26 foot wide aisle is not the same as in the parking lot because this 26 feet is a direct entrance to the shopping center from Dundee Road. The other two entrances to the shopping center are further west and none of them bring you to Dominicks. Most likely anyone who is going to Blockbuster or Dominicks or Dairy Queen coming off Dundee is going to use this entrance and this aisle is much busier than those aisles in the parking lot itself. So the bare minimum required by code is risky. Mr. Arns stated he sees the point but he also sees it much safer for handicapped stalls up against the building rather than crossing the aisle. Mr. Lowe stated if the width of the aisle is the problem not so much the 9 feet that remains, another alternative they can explore relative the width of the drive they can shift the islands to the east to widen the drive which would be at the expense of the first row of parking. It increases, however, the number of stalls they will not be able to replace but it will alleviate the concern of the narrow drive. Chairman Smith asked how many spots that would eliminate. Mr. Grieve stated it is 8 less leaving 573-575 spots. At the peak he noted the most spaces they ever counted here was on a Saturday at 1:00 pm with 50 percent of the overall areas of A and B filled. Chairman Smith asked how many feet that would add to the aisle. Mr. Arns stated an additional 9 feet can be added entirely into the drive or they can add a bit to the sidewalk and bit to the 26 feet. Mr. Grieve stated by widening this and basically moving the aisles out they can create a 5 foot or even larger striped area right behind the parking that gives more access for pedestrians and kids running out. Commissioner Khan stated there must be interconnected conduit run between the new signal and Buffalo Grove and Dundee Roads. Commissioner Khan asked which of the warrants have been satisfied for the traffic here. Mr. Grieve stated he would have to go back to the history of the signal plans. Commissioner Khan asked if snow storage has been taken into consideration in doing the parking counts. Mr. Grieve stated the original parking counts were from February of this year so they did see a lot of the snow and still there were plenty of wide open spaces. Commissioner Khan asked if the developer had prepared an IDES study for this proposed traffic signal so he could see the dimensions of the lane. His concern is the proposed left turn northbound together with the shared through and right turn lane. He noted if he is the person who wishes to cross Buffalo Grove Road to the shopping center he is blocking all the traffic behind him. He asked if they had considered a through lane and a right turn lane so people moving southbound on Buffalo Grove Road can keep moving. Mr. Grieve noted the Cook County Highway Department does not always require an intersection design study. In this case their capacity studies showed there is really very few going across the street from one shopping center to another. In addition there are some healthy curb radii there so someone could get around. But they could consider increasing the exit and curb radius when they actually get to the start up of the design plans. Commissioner Cohn stated he has no concern with the parking configuration here and feels it is actually a nice amenity for the stores and seems to work at another mall in the Village. He asked if there is an escape route in the ATM line if you wish to get out of line. Mr. Meseck stated they do have the curb island that creates the throat for the four drive through lanes so once you are in that lane you do have to wait for those people in front of you. However, what it does allow for is if you see there are a number of people in line and you are familiar with this branch you can then decide to go around that island and come in front of the branch. In this scenario because of the visibility of the drive through lanes they felt there was sufficient opportunity to go around with the parking lanes that exist. That way they are not reducing the parking between the branch and the inline retail center even more. Commissioner Cohn noted the special use criteria need to be reviewed. Mr. Lowe reviewed the first criteria stated they feel they meet the criteria because the proposal itself is based upon the need for providing a convenience for customers who currently frequent the Chase Bank inside the Dominicks center. The in store bank is limited on the services that are provided and are often provided more for the convenience for Dominicks than Chase. Mr. Lowe stated as to the location of the special use the outlot is proposed to be created in the existing commercial shopping center and they do not feel this detrimental. As far being in harmony and being an appropriate use it is a permitted use per code and the site was designed to be efficient and actually flow with the balance of the center so they feel they are in harmony with the existing district. Mr. Lowe stated this use is part of an existing shopping center and is probably adding value to an existing asset versus deteriorating value of this asset or adjoining properties. Mr. Lowe noted this is a commercial intersection that is commercially zoned property in which they are looking for permission to construct a commercial use so it is a compatible use. Mr. Lowe further noted adequate utilities, access roads, drainage, and/or other necessary facilities are currently provided by all public and private utilities. Provisions are already being anticipated and are illustrated on the overall site plan for not only services but fire protection. Mr. Lowe also noted that per code they are not looking for any relief on the size of the stalls and feel they are appropriately and efficiently placed and provide continuity with the center. They are looking for a variance on the count but still feel there is more than ample parking. Chairman Smith asked specifically why another bank is needed in Buffalo Grove. Ms. Cheryl Levin of Chase Bank stated the in store branch services more the convenience to the customer within the grocery store. There are two people without a full teller line, no drive through or anything. If you need to deposit a check you actually must ask a person at that table to help you deposit a check through the ATM. It is not designed as a full service retail branch rather only as a convenience to service the community. This branch has reached a capacity where they really cannot service the customers who really need to make deposits or meet with personal bankers and talk about other investments and purchasing CD's and such. People want their privacy and want their banker and personal relationship. That is the design of retail branch banking. When you walk into one of their branches today you are customarily met with 2-3 people who want to direct you to where they want to go. Ms. Levin stated this branch will maintain its occupancy and is just an addition to better service the community and that is why they are here. Chairman Smith asked for the number of transactions for the bank. Ms. Levin stated she does not have that off the top of her head. Transactions can also be a deposit in an ATM so it is somewhat of a misnomer and not a typical branch number of transactions. Chairman Smith noted there are many other Chase branches within a three mile radius and asked why this branch is necessarily needed. Ms. Levin stated they are customarily looking for a 3 minute drive time between their branches. Three miles along Buffalo Grove Road on any given day could be 15 minutes depending on traffic. She noted they are not impeding on any nearby branch. As a matter of fact the in store branch is trying to accommodate what it cannot reach by any other branch that is what they believe outside the trade area for this neighborhood community. She further noted the only thing they have in Buffalo Grove are in store branches. That is another reason this so important for them to better service the community. Mr. Pfeil asked the developer to point out where landscaped islands will be provided from the Chase Bank area up to the Continental Restaurant area on the overall site plan. Mr. Lowe pointed out and reviewed the islands. He noted that the Village Development Ordinance requires one landscaped island for every 20 parking stalls. He further noted this plan is short of the standard but they can make revisions to comply with the standard. Mr. Pfeil said a revised plan should be prepared to confirm the location of landscaped islands. He also noted that the developer should provide a conceptual plan for modification of the parking area and travel aisle in front of the Continental Restaurant. Trustee Terson stated he agrees with Commissioner Cohn's comments about no concern with the proposed parking in relation to the travel aisle. He commented that sometimes the handicapped striping is on the driver's side and sometimes on the passenger side and he thought that could potentially be an issue for someone in a wheelchair or needed some extra space getting out of the car. Mr. Grieve stated they will reconfirm with the ADA design requirements but it has been his understanding that you have the option of putting the striped out space on either side. If there is a preference with staff they can accommodate that. Mr. Raysa noted on the Alta survey there is a leased parcel shown but there has also been reference to an outlot. He asked if the parcel would be a subdivided lot. . Mr. Lowe stated that the parcel will not be a subdivided lot. The parcel will be leased rather than purchased by Chase Bank. Mr. Raysa noted the Alta survey lease parcel and the area on site plan sheet SP-1 do not appear to have the same dimensions. Mr. Lowe stated the site plan needs to mirror the Alta survey concerning the lease premise exhibit. Trustee Sussman noted the handicapped spaces should probably provide more striping on the driver's side as more and more people seem to need that. Mr. Lowe asked if there was any feedback regarding the parking that had been discussed. He asked if there was a stronger desire to eliminate that parking or a stronger desire to widen the drive. Chairman Smith stated during the meeting Commissioner Khan will make a motion to approve the project with a stipulation that a plan be provided for staff review and approval concerning modification of the parking area and travel aisle in front of the Continental restaurant. There being no further comments or questions from anyone else present, Chairman Smith closed the public hearing at 9:05 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: ERIC SMITH, Chair Board or Commission: ❑ Plan Commission Document Type: ❑A e g nda 0 Minutes Meeting ate: 11/30/2011 Type of Meeting: ❑ Special Meeting SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION November 30, 2011 Plaza at Buffalo Grove, 686-850 Buffalo Grove Road— Amendment of planned unit development and Special use for a bank drive-through facility in the B-3 District Chairman Smith called the meeting to order at 9:05 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Smith Mr. Khan Mr. Stark Mr. Cohn Ms. Myer Commissioners absent: Ms. Bocek Mr. Weinstein Ms. Johnson Also present: Mr. Tom Lowe, First Equity Group, LLC Ms. Anne Walters, First Equity Group, LLC Mr. Timothy Meseck, The Architects Partnership, Ltd. Mr. Alan Arns, A&M Architects, LLC Mr. William Grieve, Gewalt Hamilton Associates, Inc Ms. Cheryl Levin, Chase Bank Mr. Craig Most, 3D Design Studio, LLC Mr. David Shaw, Shaw Gussis Fishman Glantz Wolfson& Towbin Ms. Beverly Sussman, Village Trustee Mr. Andy Stein, Village Trustee Mr. Mike Terson, Village Trustee Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Stark, seconded by Commissioner Khan to approve the public hearing of November 16, 2011. Commissioner Khan noted a typographical error on page one in the first paragraph as well as the third paragraph. All Commissioners were in favor of the amended motion and the motion passed unanimously with Commissioners Cohn and Myer abstaining. COMMITTEE AND LIAISON REPORTS. Commissioner Stark attended the Village Board meeting on November 21, 2011 and stated there was nothing to report. PLAZA AT BUFFALO GROVE-AMENDMENT OF PLANNED UNIT DEVELOPMENT AND SPECIAL USE FOR A BANK DRIVE-THROUGH FACILITY IN THE B-3 DISTRICT Moved by Commissioner Khan, seconded by Commissioner Myer to recommend approval to the Village board of the petition for an amendment of a Planned Unit Development in the B-3 District and a special use for a bank drive-through facility, with the following variations: Zoning Ordinance - Section 7.36.040.F.2 to allow fewer off street parking spaces for the development than the 605 spaces required by the applicable standards of the Zoning Ordinance, and Section 17.36.040.G.2 - To allow five vehicle stacking spaces instead of six spaces for the customer service lanes of the drive-through facility subject to: Petitioner to review parking in front of the stores and propose a plan with staff review and approval. Commissioner Stark stated he thinks this will be a very good addition to Ranchmart and the additional improvements to the facade along the west side buildings will greatly enhance the attractiveness of the shopping center which will be good for the property and the Village and therefore he will vote in favor of the project. Chairman Smith called for a vote on the motion and the vote was as follows: AYES: Khan, Stark, Cohn, Myer, Smith NAYS: None ABSENT: Bocek, Weinstein, Johnson ABSTAIN: None The motion passed 5 to 0. CHAIRMAN'S REPORT-None FUTURE AGENDA SCHEDULE Mr. Pfeil said that the December 7, 2011 meeting will be cancelled. There will be a steering committee meeting at 7:00 p.m. on December 7 concerning the two Metra station areas to discuss zoning regulations and design guidelines for new development. PUBLIC COMMENTS AND STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Myer, seconded by Commissioner Khan and carried unanimously to adjourn. Chairman Smith adjourned the meeting at 9:15 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: ERIC SMITH, Chair