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2008-04-02 - Plan Commission - Minutes Board or Commission: ❑ Plan commission Document Type: ❑A e g nda 0 Minutes Meeting ate: 04/02/2008 Type of Meeting: PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION April 2, 2008 El Pollo Loco Restaurant, 1200 Dundee Road Preliminary Plan in the B-3 District Chairman Ottenheimer called the hearing to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Ottenheimer 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 Ottenheimer Mr. Smith Mr. Khan Mr. Teplinsky Mr. Cohn Ms. Myer Commissioners absent: Ms. Bocek Mr. Stark Mr. Weinstein Also present: Mr. Christopher Spahr Mr. Iain Dickie, Chipman Adams Mr. Ray Best, The Nanshe Group, LLC Mr. Don DeFrates, Greene& Bradford Engineers Mr. John Jankowski, El Pollo Loco Mr. Eric Russell, KLOA Mr. Jack Di Clementi, Jack Di Clementi, Inc. Mr. Andy Hulbartt, 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: Overall Site Plan Exhibit 2: Landscape Plan Exhibit 3: Floor Plan Exhibit 4: Elevations Exhibit 5: Traffic Plan Exhibit 6: Engineering Plans Exhibit 7: Memo to the Plan Commission from Robert Pfeil dated March 28, 2008 Mr. Spahr, ABE Holdings, LLC stated El Pollo Loco is headquartered in California with 370 stores. System wide sales are half a billion dollars. There are four locations in Chicago now and Buffalo Grove and Oswego will be numbers five and six. The restaurant is a combination of quick service and fast casual. The restaurant will significantly enhance the quick service food offerings available in the immediate region and bring some excitement to the retail corridor. Mr. Ray Best of The Nanshe Group, LLC stated the property is at the northwest corner at the intersection of Arlington Heights Road and Dundee Road. The site is approximately 20,630 square feet with dimensions of 177 X 120 feet. They are proposing to develop a 2,300 square foot building with a drive thru. They will be providing 52 seats inside the building and some outdoor seating on the patio in warm weather. The drive-thru will hold a stack of 9-10 cars. Mr. Best stated the building itself meets the building setbacks on Dundee and meets the required building setback off of Arlington Heights Road. They are requesting a variance to the width of the landscape yards along both Arlington Heights Road and Dundee. On Arlington Heights Road at the widest point near the entrances they are providing about 17 feet of landscaping buffer and as you move to the south toward the intersection point they are at about 4.6 feet. On Dundee at the entrance they are at 11.5 feet and as they move to the east near the intersection they are down to about 4.6 wide buffers between the drive-thru curb and the property line. Mr. Best stated they are providing currently 24 off street parking spaces on the site. The code requires 23 spaces. They are possibly proposing to gain one additional spot on the site Mr. Best reviewed the site access noting the access is off of two curb cuts on Arlington Heights Road and Dundee. Both of the curb cuts are proposed to be restricted to right in and right out via controlled access points. The current property use actually has a third curb cut located close to the intersection of Dundee and Arlington Heights Road which they are proposing to cut off entirely. Efforts to date have been made relative to a cross access agreement with the adjacent shopping center owner. However, there is no agreement in place so far. Planning has also suggested they give consideration to providing a defined pedestrian access from the site to the center even at the detriment and elimination of one parking stall. He stated parking for their use is at a premium on a very tight site. There are public sidewalks up and down Arlington Heights Road and Dundee and they feel that will be adequate pedestrian access to the facility and they would hate to lose a parking stall. They also think that providing some sort of designated walk would also require the adjacent landowner to lose a parking stall on his property because his parking is back to back with the proposed parking along the north property line as well as the west property line. He noted there are no major barriers prohibiting pedestrians from accessing the site from the shopping center. Mr. Best stated in addition to the variance for the landscape yards they are also requesting approval for the drive-thru which requires a special use permit. He reviewed and addressed the special use criteria noting: 1. The drive-thru will provide the public a convenience of service that is not detrimental and will not endanger public health or safety. 1. The design of the site and the operation of the drive-thru are in harmony with other developments located in the B-3 Planned Business center district. 1. The drive-thru will not be injurious and enjoyment of other property in the immediate area nor will it substantially diminish or impair other property valuations in the area. 1. The restaurant with the drive-thru as designed will not impede nor substantially hinder the development and use of any adjacent land and buildings in the B-3 Planned Business center district. 1. Adequate parking, utilities, access to the site, drainage, special trash refuse and adequate landscaping has been provided. 1. Parking requirements have been exceeded for the use and at the same time providing the area necessary to operate the drive-thru lane and based upon actual car counts and historical data they feel they have in excess the amount needed for stacking. Site access has also been restricted to right in and right out on both Arlington Heights Road and Dundee which will provide for safe access to and egress from the site and they believe the landscaping plan provides for adequate screening of the drive-thru lane as well. Mr. Jack Di Clementi reviewed some of the highlights of the landscape plan. The concept for the plan was to have four seasons of color. They wanted to make sure the transition zone from the public vehicular and pedestrian access into the site was buffered from a mounding standpoint with soil which they would then populate with ornamental trees, shade trees and understory of evergreen trees together with evergreen groundcover, perennial groundcover and an application of bulbs. Even though the landscape area is smaller than required by ordinance, it is no different than sites they deal with in the City of Chicago which are even tighter. They have found the tighter the site the more creative and more spectacular the landscape eventually ends up being. As you come into the drive up area they have created more of a finite type landscaping with a lot of detailing. In addition the trees on site will be retained and one tree may be relocated at the perimeter of the site. Mr. Iain Dickie of Chipman Adams reviewed the building floor plan stating the rear area of the building is dominated by the kitchen and prep areas with the front of the store for dining. He noted that in the course of the review there was concern with the ability to be able to see out the back for security reasons. He stated they will make accommodation to ensure that such a security device is provided. Mr. Dickie stated they have used a predominant amount of brick and there is very little EFIS. They have added additional features to the facade to give some further articulation that will be pleasing to the eye. Mr. Eric Russell of KLOA reviewed the traffic analysis stating the two access locations are approximately in the same locations as the two locations of the former service station facility. He stated they conducted traffic counts at the intersection of Arlington Heights and Dundee Roads to establish the base line for traffic conditions adjacent to the site. They did those counts on a typical week day during the lunch period and dinner hour. For the most part the intersection operates reasonably well with a level of service C in mid afternoon and D in the evening rush hour. The restaurant itself will generate a moderate amount of traffic of about 40-80 vehicles during the lunch and dinner periods. That will not change the level of service at the intersection. It will generate a minor increase of about less than 2 percent of what is currently travelling through the intersection. Mr. Russell noted the drive-thru will operate in a counter-clockwise direction around the building. To evaluate the sufficiency of approximately a 10 car stacking drive thru they surveyed two existing locations in Melrose Park and Hanover Park. The most cars they ever observed at one time were three. Therefore, drive-thru stacking of 10 vehicles is more than sufficient to accommodate this development. Mr. Russell noted the Village's traffic consultant had some concerns most of which they have accommodated with some minor modifications to this development plan. One of the concerns is that westbound traffic on Dundee Road would have to slow down to approximately 10 mph in order to make the 180 degree turn to get into the drive-thru facility. This was a concern for them because the speed on Dundee is 35 mph and car having to slow down could create the potential for rear end accidents. He stated they do not share that concern as there are numerous driveways along Dundee Road to many retail developments and very few of those have a right turn deceleration lane and most of those right turn lanes are being made at about 10 mph. They had also recommended because of that concern a restriction to this drive-thru lane only through the Arlington Heights Road driveway. The site is already very restricted from an access point of view and if you do that it would be very difficult to get into the drive-thru lane. This would probably increase traffic through the Strathmore Square shopping center and possibly even making U turns to the north on Arlington Heights Road or some of the residential streets. They feel the access is restricted enough and the car can make the 180 degree turn in one maneuver and the Village consultant has agreed that that turn is sufficient. Mr. Russell noted the Police Department also sited a concern that a restaurant on this corner may generate additional pedestrian movements to and from the high school. It is understood that it will draw some students to and from during the lunch hour. However, all four legs of this intersection have crosswalks and pedestrian signals and from their perspective safety equipment is in place to accommodate any additional pedestrian movements that might be generated on this site. Mr. DeFrates reviewed the engineering and construction plans (Exhibit 6). He noted that the turning radius template indicates that a fire truck will be able to make the turn from Dundee Road into the site without hitting the barrier curb at the restricted access driveway. He said that the Illinois Department of Transportation (IDOT) will require a curbed island. He stated they will submit the plans as a mountable island in keeping with the Village's Fire Department wishes. IDOT wants a barrier curb, and this is an issue they will need to work out with them. Mr. DeFrates reviewed the restricted access driveway on Arlington Heights Road. He said that the Cook County Highway Department will allow a painted island to deter motorists from making a left hand turn into the site from northbound Arlington Heights Road. Mr. DeFrates noted the site drainage will continue as it goes now to Arlington Heights Road and Dundee Road. He said he has met with the Village Engineer and discussed an idea of creating an island along the north and west line of the development approximately 2 '/z feet off the property line to keep cars from overhanging onto the neighboring property. Mr. DeFrates noted that there had been a concern about the location of the striped access area for the handicapped accessible parking spaces. He noted that the development is only required to provide one handicapped accessible space based on the total number of parking spaces. He said that the striping for the handicapped space will be located on the passenger side of the parking stall as requested by the Village. He said that 25 total parking spaces can be provided on the plan. Mr. DeFrates noted that the Fire Department wants a fire hydrant close to the building, and he will work with the Fire Department and Village Engineer concerning the location. Mr. Spahr noted they have spent a significant amount of time and resources to configure what they believe is a significant usage on what is a very tight location. They have attempted to come up with a compelling landscape proposition to address the variance request and hope the plan will be acceptable. Commissioner Teplinsky asked for a more detailed explanation of the plans in the event the cross access easement is worked out. Mr. Spahr stated the good news about the accessible location is that they do pick up another location for parking. In the event the cross access easement is achieved they would lose two spaces which would bring them down to 23 spaces which are allowable parking per code. He reviewed their proposal in such an event. Commissioner Teplinsky asked if cars would be able to exit the drive-thru in that direction in the event the cross access easement were to happen Mr. Spahr stated no because they have a curb cut there that is right in and right out. Strathmore Square has a curb cut that is technically right in and right out so that the actual access is further away and he does not see why a driver would choose to exit 10 parking spaces north when you have an in and out access right at Arlington Heights Road. If the lots are opened up then obviously you will generate some traffic from Strathmore Square into their location and vice versa. There will be some incremental traffic both ways. He noted they are a small use and do not have a lot of traffic and they potentially see a lot more traffic coming into their location than the other way. Commissioner Khan noted there is a tree at the bend that might be relocated. He asked that the tree be taken care of carefully. Mr. DiClementi stated they have spoken to the Village Forester and they feel they could possibly give it a better environment for growth. Commissioner Khan asked how the landscaping will be maintained. Mr. Spahr stated part of their concept is a brand concept which is a clean restaurant with attractive landscaping and architecture. They would have a landscaper who will maintain the property. Commissioner Khan asked what the biggest size vehicle that would be able to make the U turn. Mr. Russell stated the turn into the drive-thru was designed for a passenger car and the Chevy Suburban is at the highest end of what is considered a passenger car. However, it will be able to make the turn in one movement with an SUV. Commissioner Khan asked if you can make a 180 degree turn as you are exiting from the drive-thru going eastbound on Dundee. Mr. Russell stated you cannot do that unless you are in the opposing lane of traffic. In their traffic study they indicated some sort of signage would be in place at the drive-thru exit to Dundee which sends them in the westbound direction. That is unfortunately one of the restrictions of the site. There is, of course, always the option that people will choose to pull into an empty parking stall and back out and go back out unto Arlington Heights Road. Commissioner Khan stated he has not yet seen any documents so far from IDOT or the Cook County Highway Department as to what has transpired between them and the applicant. Mr. Russell stated they have not sent an official submittal to IDOT as yet. He stated he has tried to do everything up front to limit the number of submittals and to keep the number of plans out on the street down to a bare minimum. They have had phone conversations and have e-mails from IDOT and phone conversations with the Cook County Highway Department. They will submit to both the Cook County Highway Department and IDOT if the project is approved now. Mr. Spahr noted that this plan has evolved as it relates to the access and the curb cuts and pork chops etc. which is based on input they have received from IDOT and Cook County as well as various people in the Village. They have spent a great deal of time on this but have not formally done the application as they wanted to make sure where they are with the Village so they can do one application. Commissioner Smith asked if stacking for the drive-thru will hold 9 or 10 cars, and would a variation be needed concerning the number of vehicle stacking spaces. Mr. Spahr stated the number of stacking spaces depends on the sizes of the vehicles. They think the issue of 9 versus 10 spaces is largely academic given the actual stacking that they see in their operations. Mr. Pfeil stated the Village ordinance does not specify the length of the stacking spaces. If the representation is that 10 vehicles can be accommodated, a variation is not necessary. This is consistent with how other projects have been reviewed in terms of calculating the number of stacking spaces. Commissioner Smith asked how many cars are anticipated in the drive-thru lane during prime time. Mr. Spahr stated the maximum stack is three cars based on the traffic consultant's study. It may increase to 4 or 5 in a few years as the concept becomes better known but they never see it beyond that. Commissioner Teplinsky asked how much time it takes to place an order, pick it up and take off. Mr. Spahr stated the average is three minutes. Sometimes it is a bit faster and other times it is a bit slower. Commissioner Teplinsky asked if there is a spot for the cars in queue to be able to pull off and wait for some of the slower food. Mr. Spahr stated they are not nearly as sophisticated as Portillo's in terms of dealing with that issue. They do not expect to see that kind of volume. In Hanover Park they have the car pull up to the end of the drive and your food is brought out. They did that when they started but have not had to do that since they first started. Commissioner Teplinsky asked if the other stores are close to high schools. Mr. Spahr stated no. He further noted they have spoken with officials at Buffalo Grove High School, and the school officials suggest that most of the high school traffic will be pedestrian. Commissioner Smith asked about the design of the restricted access pork chops on Dundee Road and Arlington Heights Road. Mr. Spahr stated there are somewhat conflicting objectives between IDOT, Cook County and the Village's Fire Department. The Fire Department needs to get access to the site, and if the pork chops are not mountable, it creates a hazard for getting large vehicles in and out of the site. He said that the most pragmatic solution, based on a recommendation from IDOT, is a mountable pork chop on Dundee Road and striped pork chop on Arlington Heights Road. This addresses the concern about illegal left turns, but it also allows acceptable access for the Fire Department. They do not know how successful they will be with IDOT concerning the mountable pork chop on Dundee Road, and they would appreciate the Village's assistance in communicating with IDOT. If a mountable curb is not allowed, then they will have to provide the barrier curb, which is a concern for the Fire Department. Mr. Andy Mourikes, owner of Strathmore Square, stated he is happy someone is coming in at this site, which is a prominent location adjacent to his property. However, he does not believe this building fits any of the special use criteria. The building design has the back of the building facing the corner of the intersection at Arlington Heights Road and Dundee Road. The garbage dumpster is at the northwest corner of the site, so he questions how it will be brought from the building, since the kitchen area is toward the east side of the building. He asked how deliveries will be accomplished. High school pedestrian traffic will have to walk all the way around to get to the front of the building. Mr. Mourikes stated the cross access easement should help people to go north on Arlington Heights Road. Any location other than the northeast corner of the restaurant site would just cause too much trouble for the shopping center. He noted that the petitioner has not talked to him about the cross easement or the 2'/z foot curbed island all around the lot. He asked if the petitioner has considered turning the building around so the front door faces the major street intersection. Mr. Spahr noted that given the drive-thm access it is impossible to do the building any other way. The other point is that if you alternate the building the front of the building which faces south now would face Strathmore Square so that the north side of the facade which is attractive would face Dundee Road which turns the building backward. Mr. Kuenkler stated that if the access on Arlington Heights Road is intended to be restricted to right—in, right—out turns, a painted island and some signs will not be effective. He noted that communication with the Fire Department will be needed to resolve the design issue. Mr. Kuenkler noted he has heard some preliminary discussions about the cross access and he noted that it would probably require about three parking stalls to work. Commissioner Smith asked how the Commission wanted to go about the driveway striping per Mr. Kuenkler's comments. Mr. Spahr noted one step up from striped would be a mountable pork chop. That is one that would also be more restrictive to the drivers but would not present a problem for the Fire Department. If it is deemed that would be better than striping then it is one that facilitates both obj ectives. Commissioner Teplinsky asked if three parking stalls would have to be eliminated for the cross access easement would the parking requirements still be fulfilled. Mr. Pfeil noted that if there are 25 spaces on the site plan, the cross access would decrease the number of spaces to 22, which is one less than the ordinance standard for a 2,300 square foot restaurant. He said that this would be acceptable since the objective of achieving a connection between the properties is important. He noted that traffic circulation and parking issues will need to be addressed as part of an access connection to make sure that one property is creating a burden on the other property. Commissioner Teplinsky noted that part of the petition is to allow for the elimination of required parking spaces to provide a cross access connection. Mr. Pfeil stated that Village staff added this variation to the public hearing notice to make it clear that this is a public policy issue for the Plan Commission to address. He said that the petitioner did not include this variation on the original petition that was filed with the Village. Commissioner Teplinsky asked if this contemplates a reduction to 22 parking spaces or would there need to be a variance at some point. Mr. Pfeil said it is difficult to determine how many parking spaces would have to be eliminated, but it could be as many as three spaces. He suggested that the Commission should include the provision that required parking would be varied if a cross access easement could be achieved. Then the Village Board would need to agree to this provision in the approving ordinance. Commissioner Khan noted he has never seen the Strathmore Square parking lot completely full to the point that people can't find a space to park in. He suggested that shared parking for the restaurant to use 10 to 20 spaces on the Strathmore property be considered when the cross access is designed. Mr. Pfeil noted that the concept of shared parking is valid, but the respective property owners will need to reach an agreement to implement the access and address related parking and circulation issues. There being no further comments or questions from anyone else present, Chairman Ottenheimer closed the public hearing at 8:45 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair Board or Commission: ❑ Plan Commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 04/02/2008 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION April 2, 2008 El Pollo Loco Restaurant, 1200 Dundee Road (former ExxonMobil Site)— Consideration of a Preliminary Plan, special use for a drive- Through facility, and appearance package in the B-3 District Affinity Healthcare, Lots 95-99 of the Corporate Grove (west of 1500 Busch Parkway)—Preliminary Plan for a proposed medical office Building in the Industrial District—Workshop #1 Sportsline Distributors, 1600 Leider Lane (south of Aptakisic Road) Final Plat Chairman Ottenheimer called the meeting to order at 8:45 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Ottenheimer Mr. Smith Mr. Khan Mr. Cohn Ms. Myer Commissioners absent: Ms. Bocek Mr. Stark Mr. Weinstein Also present: Mr. Christopher Spahr Mr. Iain Dickie, Chipman Adams Mr. Ray Best, The Nanshe Group, LLC Mr. John Jankowski, El Pollo Loco Mr. Eric Russell, KLOA Mr. Jack Di Clementi, Jack Di Clementi, Inc. Mr. Andy Hulbartt, Village Attorney Dr. Susan Nelson, Affinityhealth Care Mr. Mark Tritschler, McShane Construction Mr. Ron Plonka, Ives/Ryan Group Landscape Architects Mr. Geoff Perry, Manhard Consulting Ms. Renee Solomon, ECD Company Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES—None COMMITTEE AND LIAISON REPORTS—None EL POLLO LOCO RESTAURANT, 1200 DUNDEE RD (FORMER EXXONMOBIL SITE) — CONSIDERATION OF A PRELIMINARY PLAN, SPECIAL USE FOR A DRIVE-THROUGH FACILITY, AND APPEARANCE PACKAGE IN THE B-3 DISTRICT Moved by Commissioner Teplinsky, seconded by Commissioner Smith, to recommend approval to the Village Board of the petition for approval of a Preliminary Plan and a special use for a restaurant drive-through facility for property in the B-3 Planned Business Center District with the following variations pursuant to the proposed Preliminary Plan: ZONING ORDINANCE — Section 17.36.040.F.31 (to allow elimination of required parking spaces to provide a cross access connection for vehicles and pedestrians to the adjoining property, including the possibility that parking could be altered to reduce the minimum required number of spaces; Section 17.44.040.D.4. (to allow the landscaped setbacks along Dundee Road and Arlington Heights Road to be less than the required width, as depicted on the Preliminary Plan) and pursuant to the appearance package that was reviewed by the Appearance Review Team and has been revised to incorporate the ART comments. Commissioner Khan stated his only concern is that the petitioner is taking this site from three full access points down to two with right ins and right outs only. He hopes this parcel will not be back with the Plan Commission for a long time. It is his feeling that the petitioner is following the path of least resistance here by not approaching the Cook County Highway Department or IDOT with at least two full access points. Otherwise, the next person coming in to develop the site will have great difficulty convincing these agencies to approve full access points. Commissioner Teplinsky stated he feels the petitioner has made his case with respect to the drive-through and the criteria for the special use. He thanked Mr. Mourikes for coming to the hearing to express his views. The overall success of this project and site will benefit with some sort of agreement for shared access with Strathmore Square if it can be worked out. An agreement would ultimately be beneficial to both the restaurant and the Strathmore Square shopping center. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Smith, Khan, Teplinsky, Cohn, Myer, Ottenheimer NAYS: None ABSENT: Bocek, Stark, Weinstein ABSTAIN: None AFFINITY HEALTHCARE, LOTS 95-99 OF THE CORPORATE GROVE (WEST OF 1500 BUSCH PARKWAY) — PRELIMINARY PLAN FOR A PROPOSED MEDICAL OFFICE BUILDING IN THE INDUSTRIAL DISTRICT—WORKSHOP#1 Dr. Susan Nelson reviewed the proposed development stating this would be a group of 29 physicians occupying the proposed development with various medical services including physical therapy and imaging facilities. Mr. Mark Tritschler reviewed the plans for the 64,000 square foot facility noting the Village Board's concern about the access to the Land & Lakes development off of Busch Parkway going north for eventual development of that property. He noted they have agreed with ECD to provide such an access and have pushed the building back somewhat and adjusted plans for one entrance at the front of the building. He also reviewed the building materials to be used. Mr. Ron Plonka reviewed the landscape plans noting that the tree preservation survey has been done and there may be some trees that will be lost. He noted the emphasis is at the front door toward Busch Parkway. He stated the existing tree clump on the property will remain acting as screening for the parking that faces Busch. He stated all parking lot islands will be fully landscaped and there will be low front foundation plantings. There will also be an evergreen hedge on the backside of the building. Mr. Geoff Perry reviewed the engineering plans stating water flows from east to west and enters the existing detention basin. He noted they will need more stormwater retention, so the area adjacent to the pond will be reconfigured. He further noted the property is partially in the flood plain of Aptakisic Creek, and the plan will provide the necessary compensatory storage. The sanitary and water utilities will be extended from existing lines near the site on Busch Parkway, and utilities will be extended north along the shared access driveway on the east side of the site. Commissioner Teplinsky asked what offices Affinity will be combining at this new facility. Dr. Susan Nelson stated they will be combining the Wheeling and Buffalo Grove offices as well as adding physical therapy services, imaging services and immediate care facilities. They will also have pediatric and ob/gyn offices. Commissioner Teplinsky asked about the access to the Land and Lakes property. Mr. Tritschler said the concept is an access driveway on the property line between the ECD lot at 1500 Busch Parkway and the Affinity site. Half of the driveway would be on the respective properties. This access road could be extended north to the Land & Lakes property. Commissioner Cohn asked about access for emergency vehicles. Mr. Tritschler noted the front door acts as a drop off area and will have access for all emergency vehicles. Commissioner Cohn noted that the site plan is basically a large single—story building and large paved areas for parking. He asked if more green space could be added to the plan. Mr. Tritschler said that more landscaped islands could be added in the parking areas, but this would decrease the number of parking spaces. A variation would be needed to allow fewer parking spaces than the Zoning Ordinance standard. Commissioner Khan noted that there was a great deal of discussion among the Village Trustees regarding this development in relation to the ECD property at 1500 Busch Parkway. He commented that Mr. Greenberg of ECD should participate in the planning for these properties and share his ideas concerning redevelopment of the 1500 Busch property. Mr. Tritschler noted that Affinity is well—aware of the Trustees' concern for an access drive and coordinated land planning for the area. Ms. Renee Solomon of the ECD Company stated the Affinity plans are consistent with the original Gateway project proposed by ECD, and the Affinity development may even make future retail plans for the 1500 Busch property easier to achieve. She stated successful development of the Land and Lakes parcel will also help bringing the area to a point where additional retail uses can be supported. ECD will eventually be able to proceed with a redevelopment of the 1500 Busch property that will include retail uses. It will involve some collaboration with the Land and Lakes owner concerning signage for the 1500 Busch development. Commissioner Cohn stated the whole concept of the Gateway property was the creation of a destination place which would create a sense of community and linkages among properties in this area. What is now being proposed is splitting the Gateway site in half for uses that completely independent, with no development phasing or coordination between the properties. This does not fit with the whole concept of what was originally proposed. He said the conceptual plan for the 1500 Busch property looks like an every day strip shopping center. The original concept of the Gateway Center a destination place is being abandoned. He stated he does not see how the current proposal is even remotely close to what was originally proposed, and the whole thing now depends on what happens to Land & Lakes which could be years down the road. When the Gateway development was presented to the Plan Commission, it was described as a center that would proceed immediately and not require support from other properties. Ms. Solomon said ECD would have loved to develop Gateway Center as first proposed. However, that development needed signage that was not supported or allowed by the property owner association of the Corporate Grove. She noted that tenants in the retail sector will not lease space in a development without adequate signage. Commissioner Cohn asked how the proposed medical facility would resolve the problem of signage for the conceptual plan part of the parcel, since their will continue to be a signage issue in terms of trying to develop retail. Ms. Solomon stated they are still grappling with the signage issue but are hopeful that with the assistance of the Village staff they can establish discussion with Land & Lakes to see if through reciprocity they can put signage on the southern end of the Land & Lakes property. She stated they are not sure they will do three buildings and the economy is such now that they cannot tell what the best development plan is. She commented that keeping the industrial building at 1500 Busch Parkway and a vacant lot to the west instead of allowing the Affinity medical facility will probably not be a benefit to the community. However, they cannot make the original Gateway Center vision a reality. Now it is time for"Plan B," and ECD thinks the Affinity proposal will be a productive use of the vacant parcel, and support future redevelopment of the 1500 Busch property. By having additional patrons coming into the area, it will probably help ECD attract high quality of retail uses. Commissioner Khan asked what happens if retail never comes. He asked what else could happen at the 1500 Busch property. Ms. Solomon said the current review is not for the 1500 Busch property, although she is trying to answer questions to the best of her ability. She indicated that ECD does not have a specific plan for the property at this time. Commissioner Teplinsky stated the minutes of the Board meeting shows the referral was specific that it was being referred to the Plan Commission with the understanding that Mr. Greenberg of ECD would be working with Affinity Healthcare and the Plan Commission to provide a coordinated plan encompassing all the parcels. Therefore, it appears that the Plan Commission is not accomplishing what the Village Board directed. He said that he realizes Ms. Solomon is here in support of Affinity, but the message from the Village Board minutes seems clear that an overall plan is to be developed by the respective property interests working with the Plan Commission. Mr. Pfeil commented that he will get clarification from the Village Manager and Village Board. He noted that both the Affinity site and the former Gateway property are zoned Industrial. The Village Board noted that under the current zoning the Affinity office use is permitted. The Board also acknowledged that the Gateway plan is not going to happen. The 1500 Busch property appears to have commercial potential, but it would require rezoning and a petition for a particular plan for development. The property owner is saying they are not ready to advance a petition and specific plan. He noted that a very positive aspect of the Affinity plan is the cooperation that the development team has shown in planning for access to the Land & Lakes property. This will benefit all three of these properties and also provide for the utility easement and construction to serve the properties. Commissioner Teplinsky stated he understands that and feels the facility itself will be a great addition. However, he asked what Trustee Braiman meant when he said he was referring the plan with the understanding that Mr. Greenberg would be working with Affinity and the Plan Commission to provide a coordinated plan for the former Gateway development site. Mr. Pfeil stated staff will need to provide clarification of the Village Board's intent concerning planning for these parcels. He said it appears there is a range of opinion among the Village Board members, and Trustee Braiman was one of the strongest about the need for coordinated planning. But if a property owner is not ready to do that planning, he is not sure where that leaves the Plan Commission. He said he will have to ask the Village Manager and Village Board to provide direction for the Commission. Mr. Tritschler stated it was his understanding when the Village Board took the vote that it was to refer the proposed Affinity plan, and the comments that were made during discussion were not part of the vote or recommendation. He stated they have been working with staff on the conceptual side and they do feel they have addressed the concerns noted by the Board. Chairman Ottenheimer noted there seem to be mixed messages here and there is a need for more direction from staff. Dr. Nelson stated the entire plan was part of the original motion by the Board and then in discussion there was softening of that language. She stated she heard loud and clear there was some frustration with what was originally heard as a development plan for the whole area now coming piecemeal. However, what she took away from the meeting was that you wanted some feedback from the adjoining property or at least a conceptual plan of where that might go. The other thing we heard was real concern about the access to the Land & Lakes property and the utility easement. In the time since that Board meeting the work with the design team and staff to get this plan and the Land & Lakes people together and actually getting an agreement on how to achieve the utility easement and access is real progress. Chairman Ottenheimer noted another workshop will be necessary and noted the ART process will be incorporated into the next meeting and the Commission's referral. He also asked the development team to provide the following items: 1. Samples of building materials 2. Specifics on the outdoor lighting plan and photometrics 3. Hours of operation and expected peak traffic generation Chairman Ottenheimer said he likes the appearance of the building, and an effort has been made to make the precast material look attractive. Mr. Pfeil noted that the retaining walls may require a variation of the Development Ordinance. Chairman Ottenheimer said that the retaining wall and any other engineering issues should be added to the developer's list of items to address for the next workshop. SPORTSLINE DISTRIBUTORS, 1600 LEIDER LANE (SOUTH OF APTAKISIC ROAD) — FINAL PLAT Moved by Commissioner Teplinsky, seconded by Commissioner Myer to approve the Final Plat for Sportsline Distributors. All Commissioners were in favor of the motion and the motion passed unanimously. CHAIRMAN'S REPORT—None FUTURE AGENDA SCHEDULE Mr. Pfeil said the next meeting will be on April 16, 2008. PUBLIC COMMENTS AND QUESTIONS—None STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Smith, seconded by Commissioner Khan and carried unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 9:44 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair