2008-01-16 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission
Document Type: 0 A e
g nda 0 Minutes
Meeting ate: 01/16/2008
Type of Meeting: ❑ Regular Meeting
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
January 16, 2008
Land & Lakes property, Milwaukee Avenue north of Busch Parkway
Annexation with zoning in the Industrial District with a special use and
Consideration of Preliminary Plan for the East Parcel, and annexation
With zoning in the B-3 District and consideration of a concept plan
For the West Parcels —Workshop #2
El Pollo Loco restaurant, 1200 Dundee Rd (former ExxonMobil site)
Review of Preliminary Plan in the B-3 District—Workshop #1
Plan Commission 2007 Annual Report- Review
Chairman Ottenheimer called the meeting to order at 7:35 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. Stark
Mr. Cohn
Ms. Myer
Mr. Weinstein
Commissioners absent: Mr. Teplinsky
Also present: Mr. Matthew Norton, Holland& Knight
Mr. Lutz Barndt, VOA
Ms. Ann Volz, VOA
Mr. Bruce Knapp, Land & Lakes
Mr. James Cowhey, Jr., Land& Lakes
Ms. Mary Margaret Cowhey, Land& Lakes
Mr. Martin Hanley, Land& Lakes
Mr. James Putnam, Jacob & Hefner Associates
Mr. Christopher Spahr, ABE Holdings, LLC
Mr. G. Iain Dickie, Chipman Adams Architects
Mr. John Jankowski, El Pollo Loco
Mr. Steve Trilling, Village Trustee
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Smith, seconded by Commission Khan to approve the minutes of the
regular meeting of December 5, 2007. Commissioner Khan noted a change on page 2, paragraph
3 to correct two typographical errors. All Commissioners were in favor of the amended motion
and the motion passed unanimously with Commissioner Cohn abstaining.
COMMITTEE AND LIAISON REPORTS
Commissioner Cohn stated there was nothing to report from the last Village Board meeting on
January 14, 2008.
LAND & LAKES PROPERTY, MILWAUKEE AVENUE NORTH OF BUSCH PARKWAY —
ANNEXATION WITH ZONING IN THE INDUSTRIAL DISTRICT WITH A SPECIAL USE
AND CONSIDERATION OF PRELIMINARY PLAN FOR THE EAST PARCEL AND
ANNEXATION WITH ZONING IN THE B-3 DISTRICT AND CONSIDERATION OF A
CONCEPT PLAN FOR THE WEST PARCELS—WORKSHOP 92
Mr. Norton stated they are here on their application for zoning for the west and east side of
Milwaukee Avenue. The west side would be zoning under the B-3 District and the east side
being zoning under the Industrial District with special uses for the landscape transfer station and
sale of retail landscape material. He stated they have taken many of the comments from the last
workshop and revised them. He noted that Land & Lakes is seeking to annex this property into
the Village and have the west side zoned B-3. H reiterated that Land & Lakes is not seeking any
formal approval of this plan. This is a concept plan and it will change over time and they will
back after they are annexed and after they have solidified the users on the property. They want
to present the concept plan to show what can be done.
Mr. Lutz Barndt stated they removed the road that was at the rear of retail frontage road which
eliminated the visual barrier from the parking over the landfill. Now the two-story retail the
second story is facing at the landfill level and the first floor is at the Milwaukee level. All the
new buildings in phase I would be on the initial frontage 17 acres and the majority of the parking
can happen on the landfill which can built into phase I. All the gaps between the retail are sort
of monumental stairs and big ponds to get the pedestrians down to the first floor level. He noted
parking is well over what is required for the first phase. Should there be phase 2 they can have
additional parking and retail shown?
Mr. Norton noted one thing that has changed in the plan is the parking situation in front. He
stated there were some concerns last time about the parking and accessing the retail front doors.
He stated there are actually front doors on both sides of the front row of retail which is a change.
Last time there was also a more clearly defined change in elevation. There were actually stairs
and a vehicular driveway underneath. That has now been eliminated and it is now a more
gradual increase in the grade from Milwaukee Avenue all the way to the back. Instead of there
being a more pronounced grade change, it is more of a gradual view. The retail shops have been
reconfigured to increase the parking along the frontage and also to decrease the distance between
the parking in the back
Ms. Volz stated it creates a very pedestrian friendly environment there amongst all of the retail.
That is also the main reason why the road on the far side of Milwaukee Avenue was taken out as
the perimeter road.
Mr. Norton noted the green space in the middle has been maintained to maintain a strong visual
identity for the center and also to keep the visibility of the rear of the property open to the
traveling public on Milwaukee Avenue.
Mr. Hanley stated one of his responsibilities at Land & Lakes is leasing and sales and he is
familiar with all the intended uses and the feasibility of those on the site. He stated they have not
conducted a formal feasibility study as they feel it is too soon. He stated they want to get closer
to the time when they know more. Because of the changing economic times whatever is spoken
of today may not be right in six months times. They have had numerous inquiries over the past
few years from all kinds of retailers. This is an infill site that has good access and is within
reliable distances from enough working facilities that almost all retailers will like this spot.
Most retailers do not want to go out more than nine months to a year knowing where they are
going to be. As far as the uses on this site, they are committed to a high end quality development
that will generate high sales and along with that high sales taxes.
Mr. Hanley noted they have been negotiating with the Village for some time over restrictions in
the uses. At this point they have agreed there will be no residential. They have also agreed there
will be no more than four outlots and they will limit themselves to one restaurant with a drive
through as well as only one bank with a drive through and there would be only one building with
fifty percent or more floor area use for office. There are certain uses in the B-3 zoning category
that they are seeking which they have agreed not to put on the frontage. Most of those relate to
automobile service stations, car washes, dog kennels and such which are not appropriate for what
they want to do here.
Mr. Norton reviewed the east side parcel noting it will be used for a landscape waste transfer
facility, zoned in the Industrial District and there would be a text amendment that would add
landscape waste transfer facility as a special use. They would also ask for a special use to
operate retail to sell retail landscape material from the east side. At the request of the Village
Attorney they have identified on this revised site plan which areas are used for which uses.
Mr. Norton stated they have also had some discussions with IDOT since the last workshop.
There were some questions last time about multiple curb cuts shown for this plan.
Mr. Putnam stated they met with IDOT in December and they have indicated they definitely
want the middle entrance removed and they have agreed the best spot for the signalized entrance
was the northwest corner. There is a 100 foot right-of-way now and IDOT indicated they would
need a 150 foot right-of-way so an additional 25 feet from each side would be needed for the
improvements. The drive was shifted five feet to the east to accommodate the need for the
additional right-of-way.
Mr. Norton reiterated the curb cut they left here is the northern one that would line up with the
access to the retail shopping center on the west side.
Mr. Knapp reviewed the building on the east side noting it is an 8 x 20 to 8 x 40 stick built
structure to be used only for ticketing and collecting from users of the facility. There is not
much retail activity going on in there. The rest of the facility where there are bins and walls for
receiving the landscape waste and for selling stone and mulch materials uses blocks in a
brownish color. The blocks are large, 2 feet tall and 4 feet long. They need to be that substantial
as there is a tire loader inside pushing up material and loading.
Mr. Barndt reviewed the landscape plan for the east side noting that the main concept is to screen
as much as possible from the road.
Mr. Norton noted there were discussions at the last meeting about possible connection to the
Lake County Forest Preserve District's Des Plaines River Trail through the East Parcel. He noted
they are certainly interested in exploring that if that is something the Village feels strongly
about. There are several contingencies that must be considered. First, they need to find out if
the Forest Preserve District is interested in having that connection. Land & Lakes has sold a
potion of the East Parcel to the District to allow a segment of the Trail to be constructed. The
most feasible location for connection through the East Parcel from Milwaukee Avenue would
probably be along the north side of the property for access to the proposed traffic signal. He
noted they have had preliminary discussions with the Forest Preserve District, and the District
officials indicated that they will need more information concerning what the Trail connect to, the
cost of construction, and responsibility for maintenance. The District officials noted that there is
existing access to the Trail at Aptakisic Road and Estonian Lane. He said the Forest Preserve
District wants a written request from the Village to pursue a connection to the Trail through the
Land& Lakes property.
Mr. Norton stated he has had several discussions with the Village Attorney regarding the
proposed zoning on the site, including the language of the proposed text amendment. There was
a suggestion by Mr. Raysa that the zoning text amendment should incorporate the State
requirements that apply to this east side transfer station, specifically something that incorporates
the 24 hours. He stated they understand Mr. Raysa's desire to do that and have come up with
some text namely:
A site or facility that accepts Landscape Waste for temporary storage or consolidation
and further transfer to another site, facility, or vehicle, and is used exclusively for
Landscape Waste, and is permitted and operated in accordance with all applicable
Laws, including but not by way of limitation, Illinois Environmental Protection Agency
(IEPA) regulations.
Mr. Norton stated it is an effort to make it clear that these landscape waste transfer facilities are
allowed special uses only if permitted and operated in accordance with all applicable laws
including the IEPA regulations. This is a work in progress and may be tweaked between now
and the formal zoning hearing.
Commissioner Smith asked for a review of any issues regarding sounds or smells on the east
side.
Mr. Norton stated that in the last 4 '/2 years that this has been operating on the west as a
landscape waste transfer station only, there have been no complaints of odor. When there was
active composting going on there was one complaint. Since composting has ended there have
been no complaints about the small. These materials are not allowed to sit there long enough.
Regarding noise, he noted there are trucks and machines and activity going on site but they have
not had any sound complaints on the west side.
Commissioner Khan stated he is please to see that Land & Lakes is dedicating 25 feet of
right-of-way on each side for right-of-way. He stated he was also concerned about the second
driveway on the east side and now that IDOT has asked them to remove it he is very pleased.
Commissioner Khan asked what the thought was in changing the location of the hotel from its
previous location at the first workshop to its present location in the corner now.
Mr. Barndt noted the only reason was that the detention on the south has a little more room this
way. But the plan could flip either way. It also looks like the retail footprint on the north could
be a bit larger.
Commissioner Khan asked if the footprint for the hotel could get smaller.
Mr. Barndt stated no and noted that the tower itself might go over the retail.
Commissioner Khan asked about the timing between the landscape transfer station and the
development on the west side. He noted that if the landscape transfer station goes forward now
and there are a couple of years between the two developments, then there may not be any traffic
signal at that location and he would be concerned with the slow moving vehicles from the
transfer station flow.
Mr. Cowhey stated this exact facility is happening on the west side so whatever traffic is there is
already there and all it will be doing is going to the other side of the street. He stated they would
put in their request with IDOT for that traffic signal as soon as they can. He noted they are close
to having enough warrants to service that facility alone and if they do the tie in to a roadway
connecting to City Park they would certainly have more than enough warrants for that traffic
signal.
Commissioner Bocek asked for the development team to provide elevations of each side to see
what is being provided aesthetically since the appearance review will be together with the public
hearing. She also asked if they would consider a masonry building for the small office as
opposed to the proposed siding.
Mr. Cowhey stated they chose cedar siding and they will not have much visibility as there will
be mature landscaping on Milwaukee Avenue. They tried to design something that fits in with
the motif of the area.
Commissioner Bocek noted it might be a good idea if they brought an actual sample of the
proposed cedar siding.
Commissioner Bocek noted the proposed language states the landscape waste will not be on the
premises longer than 24 hours. She asked if they would consider having that restriction in the
text amendment.
Mr. Cowhey stated they are trying not to have conflicting language between the Village
language and the IEPA permit. If they get a zoning conflict with an IEPA permit would be a
problem.
Commissioner Bocek noted that the Village is approving this based on 24 hours and if that
should change so that it is a longer period of time she would prefer to have something in the
language.
Mr. Norton stated they will discuss that matter. Every time you try to add another layer of
regulation it's gets confusing and puts them at a potential disadvantage with competitors.
However, this is something they will discuss.
Commissioner Cohn noted Commissioner Bocek's concern is that should the IEPA regulations
or Illinois Environmental Protection Act laws become less restrictive than they are today in the
future and we approve under the current permit conditions we lose the 24 hour requirement.
Perhaps what we should add is some language in this ordinance that says should the IEPA
regulations become less restrictive in the future we continue to follow the restrictions that were
in place at the time we approved the facility.
Mr. Norton noted it would create an operations problem for them to have different layers of
regulation around the metropolitan area.
Commissioner Cohn asked if the intent here is to say that if Land & Lakes were to violate its
permit, then Land and Lakes would have violated a Village ordinance.
Mr. Norton stated that it is more accurate to say they are trying to define the use that is permitted
and if they go beyond that use then there may be a zoning issue. He noted they do not want to
get into a situation where the Village has police powers or enforcement jurisdiction over
environmental violations that it otherwise it doesn't have under state law. There is a delegation
agreement between the IEPA and the Lake County Health Department. The Lake County Health
Department has enforcement jurisdiction under the agreement.
Commissioner Cohn noted he was not sure if Lake County had one or both powers.
Mr. Norton stated Lake County has both inspection and enforcement jurisdiction.
Mr. Cowhey stated the delegation authority works is that the Lake County Health Department is
basically acting for the IEPA. IEPA does not have office in every part of the State. What they
have done is gone out and created these delegation agreements so they have active bodies in each
of the communities. The Lake County Health Department manages Lake County for the
inspection and enforcement criteria.
Commissioner Cohn asked if they had discussed the development plans for the landfill with
anyone at IEPA.
Mr. Cowhey stated yes. He noted they had discussed what can be done, timing of when it can be
done and types of structures that can be built.
Commissioner Cohn asked why the IEPA would not allow them to develop the landfill during
the post closure period.
Mr. Cowhey noted the 15 year post closure period does not mean you cannot do certain kinds of
development. He noted they are probably taking a more conservative approach and want to do
paving, parking, simple structures and then we know that after this time the state's regulatory
purview is over.
Commissioner Cohn asked if there is anything else they could do to accelerate development on
the whole project.
Mr. Cowhey noted the time frame is a relatively short period of time and by the time they get in,
get annexed, move operations to the other side of the street, start bring in utilities, and do some
grading the time will be almost the same.
Ms. Mary Margaret Cowhey stated that getting financing and insurance during a post closure
period complicates matter with respect to tenants. She noted that they will be 18 months into the
project before any building even starts. Then if you put in parking which is not a risk for
insurance, they are already putting in over fifty percent of square footage of this development.
They decided from a business perspective it was not worth fighting the IEPA to try to push it
faster. They can do enough within their easily allowed scheme without having to jump to the
rear portion right away.
Commissioner Cohn stated that if the Village and Land & Lakes together came up with a plan
for the entire parcel and went to the agency he believes it could be done. He asked for a vertical
profile of the parking that shows how much higher above the retail it will be.
Mr. Barndt reviewed the plan for Commissioner Cohn.
Commissioner Cohn asked if Land & Lakes knows all their customers before they drop off waste
and is there any kind of pre-approval process to ascertain they are dropping off only landscape
waste.
Mr. Cowhey stated they do know virtually all of their customers
Commissioner Weinstein asked if the traffic flow, once the vehicles enter the facility and head
down south on the inner road, have enough room on Milwaukee Avenue for cars approaching
from the south to effectively make a U-turn into this facility. He stated he just wants to be sure
there is enough room for the trucks to come in, turn and not have to back up onto Milwaukee
Avenue.
Mr. Knapp stated the frontage road would be utilized by the bulk of the customers which are in
the smaller landscape trucks and their maneuvering is comparable to a pickup truck. The real
concern was semi trailers and tractors that they are loading out with the yard waste. Their traffic
pattern is to come straight into the facility, come around the back onto a scale for loading. They
then cross the ticketing scale, come back around and have a nice long straight shot back out.
Mr. Pfeil asked if the appearance review process could proceed as part of the full Plan
Commission review rather than a separate process.
Chairman Ottenheimer noted the developer is probably not prepared to proceed with the
appearance review portion which could be incorporated into the public hearing.
Chairman Ottenheimer noted the appearance review will be incorporated into the public hearing
and asked the developer to be prepared to discuss those issues.
Commissioner Bocek noted there is a memo from the public works department requesting a tree
inventory with the size, condition and location of the trees.
Chairman Ottenheimer stated that should be presented at the public hearing also.
EL POLLO LOCO RESTAURANT, 1200 DUNDEE RD (FORMER EXXONMOBIL SITE) —
REVIEW OF PRELIMINARY PLAN IN THE B-3 DISTRICT—WORKSHOP 91
Mr. Christopher Spahr stated he is the co-founding principal of ABE Holdings which is the
development company which is bringing El Pollo Loco to Lake, northern Cook and Kane
counties in Illinois. He stated El Pollo Loco is a 370 store concept headquartered in California.
The concept is a cross between fast food and fast casual. The concept was originated in Mexico
so it is also an authentic Mexican concept in contrast to most other concepts that are in the fast
food space and are Mexican.
Mr. Dickie stated the restaurant has a southwest flavor which is muted in a fast casual concept.
The site is very challenging. He noted they comply with parking at 23 spots, including the
required handicapped spots. The restaurant does have a drive through and provides for 10 cars
to stack within the property. The two curb cuts are right-in, right-out on Arlington Heights Road
and on Dundee Road. There was an existing curb cut which is closer to the intersection which
they are proposing to fill in and landscape. They are facing some challenges due to setback
requirements.
Mr. DiClementi stated the site itself is somewhat small in size and what they are doing is taking
the buffer planting along Arlington Heights Road and Dundee Road to introduce it as an impact
to the foreground of the building. The biggest challenge with retail and landscape is trees and
screening signage. He stated they have tried to strike a happy medium between those two. They
have already had a discussion with the Village Forester. There are two existing trees on site of
the honey locust variety. He stated they will save those trees but they will try to negotiate
relocating them on site as they need to keep the view open to their signage. He further noted
they are taking the southwest flavor of this restaurant into the landscaping by introducing lower
demand water as well as decorative gravels and different forms of shrubs and plantings. The
idea is also that there would be no turf on this site. There will also be a substantial amount of
color coming in.
Commissioner Myer noted there is only about five car lengths available before you get to the
menu board. If you exceed five car lengths there is a potential for some congestion along
Dundee Road.
Mr. Spahr stated there is a theoretical possibility that you could have a stack of five cars
extending out. Based on their experience in Hanover Park and average order fill times which are
two minutes, although they erred on the side of conservatism and said it was four minutes, means
that kind of stack leading into the menu board would not occur. It would mean they would have
to have a theoretical level of sales that is nowhere near where they are performing. It would
require five times the sales that they have in their highest grossing hour to date. He noted they
do not stack the way Portillo's stacks.
Commissioner Myer asked if they did not feel there was any benefit at this particular point in
time in repositioning the location of the menu board with respect to where people either pay or
pick up their food.
Mr. Spahr asked if she was advocating moving to the north.
Commissioner Myer stated yes.
Mr. Spahr stated that was something they could consider as it is a very good suggestion.
Commissioner Myer noted her other concern is with respect to multiple entrances off of both
Dundee and Arlington Heights Roads. There are some existing prohibitions in term of what way
people exiting the premises may be able to turn, but once they are actually inside this small lot
(especially at the left hand side of the plan) it gets confusing as you are coming in off of
Arlington Heights Road and someone is coming in off of Dundee Road. She asked how they are
looking to orient the traffic flow into the drive-thru.
Mr. Spahr stated they will have directional signs at the curb cuts. You could conceptually add a
directional sign on the northwest side of the restaurant that would steer you. There is also an
attempt to potentially mark the parking lot as they have on the site plan.
Commissioner Myer further stated that with respect to the proposed signage on the corner of
Arlington Heights Road and Dundee Road, it be carefully placed and sized so as not to pose a
visible barrier to the driver.
Commissioner Bocek asked if the only variance at this point is for the landscape setback.
Mr. Spahr stated they have a landscape setback variance which they are requesting and they are
also requesting a signage variance.
Commissioner Stark asked if they will be open for breakfast.
Mr. Spahr stated no although they open at 10:00 a.m. and close at 11:00 p.m.
Commissioner Stark asked how many employees they would have.
Mr. Spahr stated it depends on the sales volumes. There will be one general manager and then
hourly employees ranging from 5-9.
Commissioner Stark noted that if those 8-9 employees are driving to work that is about one-third
of the parking for them.
Mr. Spahr stated given the size of the site, they have afforded ample parking per the code. He
stated they do not believe parking will be a significant issue, although they will look to minimize
employee parking given the limitations of the site.
Commissioner Stark asked about the parking on the north adjacent to Aldi.
Mr. Spahr stated there is a large parking lot in front of that shopping center both to the north and
west with significantly under-utilized parking. He stated they have tried on several occasions to
reach out to the owner of that property to discuss either cross access and/or some type of shared
parking arrangement and they have not been able to get any response.
Commissioner Khan asked if the access off of Arlington Heights Road would be moved farther
north. He noted that at this location he thought you could not make a left turn going northbound
on Arlington Heights Road.
Mr. Spahr stated he does not believe he has seen that kind of signage.
Mr. Dickie stated that will be part of the next part of the process when they do traffic studies. At
this stage they are making the assumption that it is a full access.
Mr. Spahr stated that if that is not the case they will be complying with whatever the requirement
is as they are not looking for any change in the access to the location.
Commissioner Khan stated he would encourage the developer to keep trying to discuss parking
agreements with the other property owner and perhaps the Village can help out. He noted it
would be his preference to have cross access between the shopping center and this site. Both
would then benefit from each other.
Mr. Spahr noted they would advocate that but the only challenge from a zoning perspective is
that access from either north or west would reduce the parking on their site which would put
them below code in terms of minimum parking. If that would create another issue on which they
would have to seek a variance it would not be in their best interests.
Commissioner Khan stated once they agree to cross access perhaps there could be discussion
with them about either overflow parking or shared parking agreements.
Mr. Spahr stated they will continue to try to engage them but he would ask that the Commission
appreciate that they do not own that property and the property owner has not been willing to
engage in any discussion with them.
Commissioner Khan stated his disbelief that a stacked customer could be served in two minutes.
Mr. Jankowski stated the serving time is really two minutes. He stated the food is prepared fresh
but served quickly.
Commissioner Khan stated he would encourage a bit more stacking by moving the menu board
farther from the entrance to the queuing lane.
Commissioner Khan noted that other properties near the intersection of Arlington Heights Road
and Dundee Road are not well—landscaped, so it would be an enhancement to the area if the
landscaping for the proposed development is made as extensive and attractive as possible. He
noted that he does not support the request for a variation to provide a narrower landscaped
setback than the ordinance standard.
Chairman Ottenheimer asked if the building could be shifted north on the site to reduce the
landscape setback variation.
Mr. Spahr stated they would consider all suggestions by the Commission to determine the best
site layout.
Chairman Ottenheimer noted that as a general rule the Commission does not favor variances, but
sometimes they are unavoidable and noted it would be up to the Commission as to which
variance they would rather recommend.
Mr. Spahr stated they would rather not be asking for a variance so if the recommendation is to
come back with a fuller barrier and less setback to the north and the west it is something they
would obviously consider.
Commissioner Cohn stated he would echo the need for negotiation with mall. He stated the
Village should be able to help reach out to them. He stated there must be a way to happen and it
would benefit them too. Without it this site is very constrained.
Mr. Spahr stated there are numerous locations that El Pollo Loco has in California that on site
that are less than 20,000 square feet without adjacent parking that operate very well and
efficiently so it is not as though they are breaking precedent with what has worked in the system
before. They are actually putting forth a proposal that is consistent with many of the more
successful operating units in the system. However, they will step up their efforts to reach out to
the owner of the property next door but he cannot promise success.
Commissioner Cohn asked what is in place so that students from the high school can safely cross
Arlington Heights Road to get into the restaurant. He asked how the foot traffic would work and
how the sidewalks will connect.
Mr. Spahr stated they have not studied pedestrian access across Arlington Heights Road.
However, there are multiple fast food offerings on the southeast corner in Arlington Heights. He
stated he feels the pedestrian issues crossing Dundee given the traffic flow there and the size of
that street are more problematic than those on Arlington Heights Road. However, they will
absolutely look into it and respond next time.
Commissioner Cohn asked if there are any legacy issues from the former gas station that might
hinder development.
Mr. Spahr stated they have hired an independent consultant and they have done some drilling on
the site and have not found anything but some soil may have to be moved off site. But they will
be fully compliant on remediating any issues ahead of time.
Commissioner Cohn asked when trash gets picked up as that can impact two parking spaces.
Mr. Jankowski stated it is picked up Monday, Thursday and Saturday first thing in the morning
at about 5:30-6:00 a.m.
Commissioner Weinstein asked if any of these stores are without a drive-thru.
Mr. Spahr stated there are stores without a drive-thru but he noted it is their experience that a
quarter of their sales are drive-thru sales and it would not be economically feasible to do that
here.
Commissioner Smith asked about the patio area.
Mr. Spahr noted it is a couple of tables.
Commissioner Smith asked if there would be some separation between that area and the drive
thru area.
Mr. Spahr noted they have some barrier landscaping on the south side but no landscaping on the
west side where the patio is. He further noted they could easily put up a rail which is often done.
Chairman Ottenheimer noted the following items would be necessary for the next workshop:
1. Traffic impact analysis concerning circulation and stacking which will then be provided to
the Village's traffic consultant.
Mr. Spahr asked for some guidance on the type of information the Commission would like to see
on the traffic analysis.
Chairman Ottenheimer noted it has been specifically requested to have a traffic impact analysis
concerning the proposed circulation, including the assessment of the location of the drive-thru
facility and adequacy of stacking to accommodate customer vehicles. That is the major concern
for the Commission.
2. Comments from the Metropolitan Water Reclamation District and the Cook County
Highway Department to see if these agencies will require on site stormwater storage.
3. Submittal of a plan to IDOT for review.
Trustee Trilling stated he will ask that the Village Manager along with the Village Planner
contact the owner of the center and follow through with him and remind him that access for the
residents of the community to both sites effectively is good for all. He suggested they remind
the developer of the center that the Village did approve the renovation that occurred on the
project before for the Osco drive-thru that he had requested. Trustee Trilling further stated that
the negative effect of losing the parking spaces is more than offset by the ability to get the two
sites connected.
Mr. Spahr noted they are not opposed to an economic understanding to provide them some
incentive but it needs to be a discussion that is pragmatic from a business perspective as opposed
to driven by other considerations.
PLAN COMMISSION 2007 ANNUAL REPORT—REVIEW
Moved by Commissioner Smith, seconded by Commission Khan to approve the Annual Report
of the Buffalo Grove Plan Commission for 2007.
All Commissioners were in favor of the motion and the motion passed 8 to 0.
CHAIRMAN'S REPORT—None
FUTURE AGENDA SCHEDULE
Mr. Pfeil said the next regular meeting will be February 6, 2008.
PUBLIC COMMENTS AND QUESTIONS—None
STAFF REPORT—None
NEW BUSINESS—None
ADJOURNMENT
Moved by Commissioner Smith, seconded by Commissioner Weinstein and carried unanimously
to adjourn. Chairman Ottenheimer adjourned the meeting at 9:40 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
LESTER OTTENHEIMER, Chair