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2008-03-05 - Plan Commission - Minutes Board or Commission: ❑ Plan commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 03/05/2008 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION March 5, 2008 El Pollo Loco Restaurant, 1200 Dundee Rd (former ExxonMobil site) Review of Preliminary Plan in the B-3 District—Workshop #2 Village Zoning Map—Annual Review Chairman Ottenheimer 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 Ottenheimer Mr. Smith Ms. Bocek Mr. Khan Mr. Teplinsky Mr. Stark Mr. Cohn Ms. Myer Mr. Weinstein Commissioners absent: None Also present: Mr. Christopher Spahr, ABE Holdings, LLC Mr. Ian Dickie, Chipman Adams Mr. Jack Di Clementi, Jack Gabriel Di Clementi, Inc. Mr. Michael Werthmann, KLOA APPROVAL OF MINUTES—None Commissioner Stark attended the Village Board meeting on March 3, 2008 and stated there nothing pertinent for the Plan Commission. Commissioner Khan attended the Village Board meeting on February 25, 2008 and stated there was a proposal before the Board from a group of doctors to build a 60,000 square foot medical building at Busch and Milwaukee. There was a great deal of concern among the Board who did refer this project to the Plan Commission but stated the Scott Greenberg would have to come back before the Village Board with a plan for the Gateway Center. EL POLLO LOCO RESTAURANT, 1200 DUNDEE RD (FORMER EXXONMOBIL SITE) — REVIEW OF PRELIMINARY PLAN IN THE B-3 DISTRICT—WORKSHOP#2 Mr. Spahr introduced the team for this project and stated the plan is to walk through the appearance of the building and the landscape plan and the site plan and traffic configuration. Mr. Ian Dickie reviewed some of the appearance committee items previously discussed as well as some of the changes made. He noted there was a concern with the lack of definition on the north end east elevation. He presented a new elevation where they have added some reveals called panels to the north and east elevation to bring some more life to the facade. He further noted a fire sprinkler closet has been added together with an access door on the east elevation which was required by the Fire Department. Mr. Dickie stated they have changed the majority of the facade material which is now brick and they have reduced the EFIS to levels below what is recommended in the guidelines. Mr. Spahr stated they are seeking a variance to the landscape setback along the property line. It requires the entire setback to be landscaped. Given the unique considerations of the site and the tight framework they are looking to insert a drive thru lane through the setback. They have spent a great deal of time creating barrier landscaping so that the variance is really one which is not that significant from an overall landscape plan. Mr. Di Clementi stated the concept of the landscape plan has not changed at all. What they have done is to take the area that is adjacent to the drive thru and added more intense plant material. They have opened up some of the intermediate trees to keep visibility open. In addition they have introduced a softscape lush plantings in the drive thru area. Mr. Michael Werthmann stated the site is located in the northwest corner of Arlington Heights Road and Dundee Road. Dundee is a five-lane road with two lanes in each direction with a center median under the jurisdiction of IDOT. At its intersection with Arlington Heights Road it has dual left turn lanes on both of its approaches and a separate right turn lane on the eastbound to southbound movement. Arlington Heights Road is also a five-lane cross section. North of Dundee Road it is Cook County and south of Dundee it is under the jurisdiction of IDOT. The intersection of Arlington Heights Road has separate left turn lanes on both approaches and a separate right turn lane for traffic going south to west. In addition the intersection has full pedestrian facilities. There is not much more that can be done in designing that signal from a pedestrian standpoint. Mr. Werthmann stated the restaurant is not open for breakfast so it would not generate any traffic during the morning peak hour. Secondly, while it is a quick service restaurant per se, it does not generate traffic like a typical fast food restaurant such as McDonald's or Wendy's. More importantly something like a McDonald's will generate a great deal more traffic during the lunch period whereas this site would generate the same amount of traffic during lunch and dinner, albeit much lower traffic than found in the typical fast food restaurant. Mr. Werthmann stated they based all of their analysis on the typical fast food restaurant and have probably over estimated what El Pollo Loco will generate. He noted that the site contained an existing gas station and if you look at the rates for a gas station it would certainly generate more traffic than what is projected from this development and it would also generate it in the morning peak hour. Mr. Werthmann stated access to the site will be provided via two access drives; Arlington Heights Road and Dundee Road. Both are located as far removed from the intersection as possible. Given the proximity to the intersections both of these access drives will be right turn in and right turn out only. All left turn movements will be prohibited and both will provide one inbound lane and one outbound lane. Mr. Werthmann stated the intersection at Arlington Heights Road and Dundee Road is currently operating at an acceptable level of service and will continue to with the additional traffic generated by this proposed development. In addition both of the access drives are projected to operate at an acceptable level of service which indicates that the existing roadway system can accommodate the additional traffic generated by the facility. Mr. Werthmann noted along the north and west side of the restaurant they will have a two-way circulation with parking along the north and west perimeter. Along the south and east side will be the one way drive thru facility that will provide enough stacking for ten vehicles. He stated as part of this study they went and surveyed several other El Pollo Loco restaurants to get an understanding of their maximum queuing demand is at their drive thru facilities. They surveyed one facility at Bartlett and one in Hanover Park and found that the maximum queue was three vehicles. The stacking provided at this site is more than adequate to accommodate peak demand of the drive thru facility. Mr. Werthmann reviewed the comments from the Village's traffic analysis, noting their concern with the turning movement from Dundee Road into the drive thru facility. They have shown there is not sufficient distance here where the vehicle making the U-turn will have a difficult time making that maneuver. He stated they will tweak that to ensure they can make that work. If not possible, they will come back with the suggestion by the Village's traffic engineer. However, they feel that with some changes of the site plan they can provide sufficient distance to allow a safe and efficient movement as you come off of Dundee and into the drive thru lane. The other concern they had was the proximity of the access drive to the intersection and those vehicles crossing to get into the left turn lane. He stated they have tried to get cross access which is not feasible at this time. He stated there will be times during peak hours where vehicles will have to wait until traffic clears to pull out into the left turn lane. The plan will work although it may cause some additional delay for those vehicles exiting which is not an uncommon situation in many intersections especially ones with gas stations. He noted it was a common situation here for years when the gas station was operating here. Mr. Werthmann noted Benes suggests raised pork chop islands which they will examine. He noted they will have to go through Cook County and IDOT. He noted one concern they have is regarding fire access so they need to look at that and see if one or both of them will need to be mountable. He noted they will work with Village staff as well as the jurisdictions that control both of the roads. Commissioner Teplinsky asked if autos will be allowed to exit the drive thru on Arlington Heights Road. Mr. Wethmann stated no. He foresees the drive thru traffic coming out at the Dundee access and if necessary they can show a left turn arrow coming out of the drive thru to indicate you have to exit out onto Dundee. Commissioner Teplinsky asked if the issue of cross access with the shopping center is over completely. Mr. Spahr stated as a follow up to the first workshop they all agreed to engage the owner of Strathmore Square into a dialogue. He noted Mr. Pfeil and Ms. Neukirch have been very helpful in doing that. They did put forward a potential revised site plan which does have cross access. Commissioner Teplinsky noted that would also eliminate the problem of vehicles not being able to access Arlington Heights Road from the drive thru. Mr. Spahr stated they have all agreed that theoretically the cross access would be a better situation and they all would like to continue to work on this possibility, however, they have met with continued resistance on the part of the owner at Strathmore Square to engage. Given their requirements in terms of timing and development they are asking for some relief with the assurance of continued good faith efforts. Commissioner Teplinsky noted the plan is tight in ideal conditions and wonders where snow would be put and how it will effect circulation. Mr. Spahr stated it is tight and that is something they will have to work on be it hauling off site or whatever is necessary. He noted they want an accessible, open and easy to navigate experience for their customers otherwise they will lose customers. Commissioner Khan noted there used to be an opening between the gas station and the parking lot at the shopping center and he remembers a depressed curb there so that he could drive from the gas station going into the parking lot and vice versa. He asked if there was a cross access easement there or just a gentleman's agreement. Mr. Pfeil stated it was the latter and they have found no evidence of a cross easement being in place legally. The removable curb that was there and still might be there was something that could be moved. He further noted that Ms. Neukirch has spoken to the owner several times on the telephone and he has met with Village staff recently. He understands the desire for the cross easement but he believes that it does not benefit his shopping center or his business tenants. He is pretty entrenched in his position. Mr. Pfeil stated they will continue to talk to him and review possible impacts from traffic coming into his center after exiting the restaurant, and trying to find various ways to go north or south and east. Realistically, people are going to find a way back into the shopping center for certain turns. The owner did say that if a cross access easement were going to be done it would have to be on the north part of the property and would need to be toward the east side of the El Pollo Loco site because that is the area it would feed into a north/south travel aisle. He did not want it to be farther west were it would go toward an east/west travel aisle in his parking lot. Mr. Pfeil commented that the planning for the El Pollo Loco site should include provision for the implementing the cross access in the future, even if it the access cannot be achieved at this time. The El Pollo Loco property owner and developer have to agree that they would modify their site plan in the future to provide the access if an easement becomes available. Mr. Spahr stated the site plan that they had put forward to the owner looked to bring the access by eliminating three parking spaces but that then fed into his east/west corridor. He is looking for it to the east and it is an easy fix from an engineering perspective to pull out the parking spaces and open up the curb which would feed into his north/south traffic lane Commissioner Khan stated he has visited the Hanover Park facility and there is no comparison to this site. That restaurant is a conversion from Wendy's so building wise it is not the same thing. Also that restaurant is not a corner lot as it has access only off of Barrington Road and not Irving Park Road. So the second access to that restaurant is from the shopping center. Mr. Spahr noted that is a situation where the previous occupant, Wendy's, had a cross access agreement with the property owner in the adjacent center. They have an easement across the El Pollo Loco property to get to the shopping center. It was initially one shopping center development and then the ownership split off but what they did was keep the cross easement in place. Commissioner Khan asked what the changes are between the original site plan and this new one. Mr. Spahr noted they shifted the preview menu board. Mr. Dickie reviewed the menu board location showing it is now facing dead east. Mr. Spahr further noted there is also significant more analysis regarding the traffic circulation coming out of the traffic study. They looked to manage the traffic flow in the drive thru and restrictions on it with new striping along the north to make so that you cannot U out and west out. They also put in the drive thru lane heading to the south for the traffic coming in from the North on Arlington Heights Road. You also have the planned striping for the right in, right out access points on Arlington Heights Road and Dundee Road. They also moved the handicapped parking slightly to the north. There is also more landscaped area in the setback area on the northeast side of the building. He stated they fortunately do have enough room to address the consideration brought up by the Village's traffic analysis regarding the U turn and that will have an impact on the site plan as it relates to the southwest portion of the building. They will probably end up shifting the building slightly and/or cut the patio back for a nice full radius for having a turn there. They may also look to cleaning up the drive thru lane coming southbound at the patio. The patio area may have to be reduced in size to accommodate that plan changes. Commissioner Khan inquired how traffic heading eastbound on Dundee Road toward the intersection would enter the facility. Mr. Spahr stated that would not be possible. He stated they like the visibility and convenience of the site but unfortunately that is not an access that will be allowable. He stated he is not encouraging movement into the center to get to their facility but obviously people will do as they want. Their plan is to be fully compliant with recommendations of IDOT, Cook County and the Village in terms of access. Commissioner Khan stated if there is no raised pork chop on the Dundee side he would be making the left turn into the restaurant there. He stated only a striped pork chop is being shown at both locations. Mr. Spahr stated the existing site plan has no restrictions in terms of left in and also has three curb cuts. He stated they are proposing reducing the curb cuts to two and making them right in and right out. Pork chops are cumbersome and they are not as yet sure what the Fire Department will say about them. As the developer he would prefer not to have pork chops. If the Village does insist on that they respectfully request agreement to work with IDOT and Cook County as to their recommendations. Strathmore Square just to the north is a right in, right out as well and has no physical restrictions to facilitate that. If they must do this they would be doing something that neither exists now with the existing plan or that the adjacent property has. Commissioner Stark asked if all the El Pollo Loco restaurants have the patio feature. Mr. Spahr stated there are a few urban locations that do not have patios but it is clearly something they think is nice. Commissioner Stark stated he is thinking about it for space considerations. Mr. Spahr stated they currently cut the patio back significantly. Commissioner Stark noted the patio space could be used for building space to accommodate some of the flow issues. Mr.Spahr stated they think it might be an enhancement to the site plan to eliminate the southbound drive thru lane and move the patio to the west. Also they are eliminating some of the patio on the southeast side to facilitate the turn. Commissioner Cohn commented it should be made very clear to the Strathmore Center owner that if they do not work with the developer, their property is going to become a pass through property. For people coming to the restaurant from Arlington Heights Road from the north, they will enter on Arlington Heights and go through the drive thru and then they will have to go back from the south to the north on Arlington Heights Road. In reality they will turn right on Dundee, make the first right into Strathmore Square, cut through the mall and take a left turn on Arlington Heights Road from the exit in Strathmore Square. Whether Strathmore Square gives an access or not their property will be a pass through. People coming from south on Arlington Heights Road you have the same problem. When you come out of this drive thru you have to go to the south etc. If people want to go to this restaurant they are cutting through Strathmore. That is why he does not understand the resistance from Strathmore Square because they will have a worse situation. Mr. Spahr noted it is a great point and they have attempted to use logic and rational thought. He stated he wished there was more time but have dedicated significant resources to this project and the clock is ticking as it relates to their economics. He stated perhaps it will change in the future. Mr. Pfeil suggested it is necessary to take this in steps with this owner. If this project is moving ahead, Village staff will have more conversations with the owner and they will talk about traffic studies and impact. He said that the property owner is not yet ready to agree to an easement. Commissioner Khan asked why only two of the three access points are right in and right out. Mr. Spahr stated it was not their desire. Given the landscape setback requirements and the drive thru the second curb cut just west of the intersection does not make sense for the plan. It is better from a development perspective to not have it there. In conversations with IDOT and Cook County it is their understanding that they will recommend right in, right out access and they agreed to right in, right out access in their curb cuts. Commissioner Khan asked if that was proposed by the developer or by IDOT and Cook County. Mr. Werthmann stated Cook County has already prohibited the movements to the north on Arlington Heights. Given that this site is closer to the intersection they figure Cook County will not allow full access off of Arlington Heights, particularly because of its closeness to the intersection. IDOT is difficult at best and given there are dual left turns there, it is pretty much assured they are not going to allow it there. They felt they would go with the plan they think will come down from these jurisdiction so that they do not keep going around and around. Mr. Werthmann stated they will try again with the two jurisdictions as they move forward. If they could get full access the developer would love it. Mr. Spahr stated they are trying to minimize the obstacles to developing in Buffalo Grove. Full access on either location would be great and would mitigate some of the issues addressed by Commissioner Cohn but don't know if it is achievable. Commissioner Khan asked the developer to try with IDOT and Cook County for full access which may solve some of the problems here. Mr. Spahr stated he would probably recommend full access at Arlington Heights and leave the restricted access on Dundee Road. Commissioner Weinstein stated he does not think there is much chance getting anywhere with either Cook County or IDOT given that Strathmore Square on Arlington Heights has two openings already and the first one closest to the intersection is right in, right out and the one to the north is the one where you can turn to the north onto Arlington Heights. Mr. Spahr stated it is technically right in, right out but it is not restricted and so there is also the consideration that if you have a striped island on Arlington Heights Road then people could choose as they wish to mount the striping as opposed to going into Strathmore Square if they were coming from the south. Commissioner Weinstein stated his concern with the additional traffic in Strathmore Square is that the drivers who are coming through will be frustrated and they will either go somewhere else or they are going to do their cut thru in a way that is aggressive in nature and will take themselves into parts of the mall where there are pedestrians. It is a safety issue he is concerned about. Is there any consideration for pedestrian traffic to the restaurant? Mr. Spahr stated that was not something they have analyzed in detail as they focused on largely the access across Arlington Heights Road and Dundee and access from the high school but not across the center. He further noted there is a northbound lane on the far east of the property and you can walk on either side. He further pointed out the issue of cross access is an issue which will be an issue for anyone looking to develop this property. Regardless of the use this issue will impede the development of this corner. We have made our best efforts to engage the owner and will continue to do so. Commissioner Smith asked if there will be a barrier up at the patio area. Mr. Spahr stated they did erect a barrier per Commissioner Smith's suggestion. Commissioner Cohn noted it might be helpful to raise the point of pedestrian access between this property and the mall at the meeting with the owner of the center. Mr. Spahr stated they have had their civil engineer in conversation with the Metropolitan Water District and their do not appear to be any issues there regarding retention. Chairman Ottenheimer noted the Commission agreed this matter is ready for public hearing. VILLAGE ZONING MAP—ANNUAL REVIEW Mr. Pfeil commented that there were not many changes to the Zoning Map over the past year in terms of annexations and rezonings. The Aptakisic Corporate Park, just west of Barclay Boulevard on the south side of Aptakisic Road, was the largest annexation. In the same area, the Sportsline property was annexed. There was one rezoning on Prairie Road from RE to R-3, and two special use approvals. Moved by Commissioner Smith, seconded by Commissioner Myer to recommend approval to the Village Board of the Village Zoning Map. All Commissioners were in favor of the motion and the motion passed 9 to 0. CHAIRMAN'S REPORT—None FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next regularly scheduled meeting will be March 19, 2008. PUBLIC COMMENTS AND QUESTIONS—None STAFF BUSINESS —None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Teplinsky, seconded by Commissioner Smith and carried unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 8:34 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair