2000-12-20 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission
Document Type: 0 A e
g nda 0 Minutes
Meeting ate: 12/20/2000
Type of Meeting: ❑ Regular Meeting
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
December 20, 2000
Proposed CVS/pharmacy and National City Bank, 10 E. Dundee Road
Northeast corner of Buffalo Grove Rd/Dundee Rd.,Amendment
To the Planned Unit Development (P.U.D.) and Preliminary Plan
And approval of a Special Use for a drive through pharmacy facility
In the B-3 Planned Business Center District—Workshop #2
Proposed Dominick's supermarket, the Plaza at Buffalo Grove,
Northwest corner of Buffalo Grove Rd/Dundee Rd.,Amendment
To the Planned Unit Development (P.U.D.) and Preliminary Plan
In the B-3 Planned Business Center District—Workshop #2
Cotey Subdivision (Voicestream Wireless) -- Final Plat
Plat of Vacation—Estonian Lane adjacent to Cotey/Voicestream
Wireless property
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. Samuels
Mr. Panitch
Mr. Smith
Ms. Bocek
Ms. Kenski-Sroka
Commissioners absent: Mr. Trilling
Ms. Dunn
Mr. Feldgreber
Also present: Mr. Paul Shadle, Piper Marbury Rudnick& Wolfe
Mr. John Wojtila, Zaremba Group
Mr. Stephen Corcoran, Metro Transportation Group, Inc.
Mr. David Hene, Dominick's
Mr. William Perry, Compass Consulting Group, Ltd.
Mr. Richard Cook, Stowell Cook Frolichstein, Inc.
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Samuels, seconded by Commissioner Panitch to approve the minutes
of the public hearing of November 1, 2000. All Commissioners were in favor of the motion and
the motion passed unanimously with Commissioners Bocek and Kenski-Sroka abstaining.
Moved by Commissioner Samuels, seconded by Commissioner Panitch to approve the minutes
of the regular meeting of November 1, 2000. All Commissioners were in favor of the motion
and the motion passed unanimously with Commissioners Bocek and Kenski-Sroka abstaining.
Moved by Commissioner Samuels, seconded by Commissioner Smith to approve the minutes of
the regular meeting of November 15, 2000. All Commissioners were in favor of the motion and
the motion passed unanimously with Commissioner Panitch abstaining.
COMMITTEE AND LIAISON REPORTS—None
PROPOSED CVS/PHARMACY AND NATIONAL CITY BANK, 10 E. DUNDEE ROAD,
NORTHEAST CORNER OF BUFFALO GROVE RD/DUNDEE RD., AMENDMENT TO THE
PLANNED UNIT DEVELOPMENT AND PRELIMINARY PLAN AND APPROVAL OF A
SPECIAL USE FOR A DRIVE-THROUGH PHARMACY FACILITY IN THE B-3 PLANNED
BUSINESS CENTER DISTRICT—WORKSHOP 92
Mr. Shadle stated Zaremba and CVS are seeking to upgrade the site located at Dundee and
Buffalo Grove Roads to replace the existing bank with new structures containing a slightly
smaller bank building and a CVS pharmacy, both with drive throughs and enhanced landscaping.
Mr. Shadle noted the first workshop raised issues regarding internal traffic circulation and the
position of the drive through window. In response to those issues Zaremba has substantially
revised the site plan and has sought to address all issues brought forth at the last workshop.
They have also reviewed the Village's staff report that raises a few other issues and they are
prepared to try to address and resolve all issues.
Mr. Wojtila stated the major concern at the last meeting was the stacking length of the drive
through pharmacy of CVS. He noted Commissioner had suggested turning the building 90
degrees to put the drive through on another side to create a stacking length at the back of the
building. However, that created a difficulty with their easement to the north. Therefore, they
have relocated the drive through pharmacy to the east wall. That has enabled them to create five
vehicle-stacking spaces for the pharmacy.
Mr. Wojtila noted that where the drive through was previously exiting raised some concerns with
visibility. With the drive through now on the other wall, that no longer is the case. There was
also concern with site lines as the vehicles were exiting the drive through for the bank. They
have revised that area which is now still a green space but with grass and some plantings well
back. There is also the issue with the by-pass lane for the drive through. With this new plan
they are still able to furnish the by-pass for the CVS pick up window.
Mr. Wojtila stated they have added two exit lanes for the drive out onto Dundee Road, namely a
right out and a left out. Also he has removed the ornamental walls so as not to conflict with the
site line.
Mr. Wojtila stated the Village Engineer was concerned with vehicles overhanging onto the
sidewalk for the National City Bank. He noted he is proposing to widen the sidewalk to 5 feet
along the east and 7 '/z feet along the south. At both of these locations they will be putting wheel
stops so that the overhang of the bumper would be limited and would not impact the sidewalk.
Also the Village Engineer commented on the right of way along both streets. Currently there is
50 feet of right of way from the centerline to the right of way line on both Dundee and Buffalo
Grove Roads, whereas the Village standard is 54 feet. He noted CVS would be amenable to
furnishing that 4 feet of additional right of way. In doing so they would still not be impacting
the required setback off of both Dundee and Buffalo Grove Roads with no modification along
Dundee Road and a slight modification along Buffalo Grove Road. Another comment from the
Village Engineer concerned the sidewalk along Dundee Road. Currently the existing sidewalk
along Buffalo Grove Road is 8 feet and the requirement is an 8-foot sidewalk along Dundee
Road. He noted CVS would be amenable to increasing the width of that sidewalk along their
entire frontage.
Mr. Wojtila stated the location of the handicapped spaces along National City Bank would be
moved to the east side as requested.
Mr. Wojtila reviewed the building elevations and materials noting the CVS entrance is located
on the corner of the building which is highlighted by the hip roof. There are seven decorative
white columns in front of the hip roof. It is an all brick building on all four sides and
additionally there is EIFS material for the signage banding and the grayer outline border of the
signage material. The back of the building does bump up to create a different height.
Mr. Wojtila reviewed the National City Bank building noting they have used the same brick
material and the same columns as the CVS building. There will be a front canopy for their front
entrance. There will be asphalt shingle material with the dryvit and then the same brick pattern
as the CVS building.
Mr. Wojtila noted the store hours for CVS would be 8:00 AM to 10:00 PM. Monday through
Saturday and 10:00 AM to 6:00 PM on Sundays. He further noted there is also an increase in
green space from the current use to the proposed use.
Mr. Wojtila stated their anticipated phasing plan shows access and 36 parking spaces for the
existing National City Bank while the proposed bank is constructed in Phase I. The second
phase would be the construction of the CVS while the National City Bank is operational. In both
phases they are able to furnish a good secure construction area while still being able to furnish
access and convenience for customers of the bank. He noted they are anticipating a 3-month
duration for the construction of the bank and a 4-month construction for the CVS pharmacy.
Mr. Wojtila noted they are proposing three light poles, one along Buffalo Grove Road and 2
along Dundee Road.
Mr. Shadle noted there is a reference on the site plan to a 32-foot residential buffer, which is
actually a building setback, which will be changed. There was also a question about drainage on
the site. MWRD has been contacted and the understanding is that this site will continue to drain
to an existing sewer line. This will be confirmed in writing from MWRD. IDOT has also give
preliminary indication that the existing points of access are acceptable and, in fact, they prefer
the slight modifications to the Dundee Road access point.
Mr. Corcoran they have had additional contact with IDOT, have prepared a traffic study and they
have also spoken to James J. Benes and Associates. He stated IDOT has asked them to move the
Dundee Road alignment further east to line up with the existing Dominick's store to the south.
This will require them to give a lot line agreement. It will not cause any problems, although they
need their neighbor to sign off on this. They have also completed a traffic study and looked at
trip generation for both CVS and National City. During rush hour they expect approximately
135 cars to enter and exit the site for the combined uses. They compared that to the existing
larger bank and found trip generation numbers for the two smaller facilities are very similar to
the larger existing use. Therefore, the net impact for the site will be a nominal change in traffic
volumes. He stated the new driveways are being lined up better and they are eliminating one on
Buffalo Grove Road, which will be an overall improvement.
Mr. Corcoran stated they tried to keep the traffic control plan as simple as possible. He noted
there are three entry points into the site. As a patron enters the site, there is a sign directing them
to the appropriate drive through. They have posted "do not enter" signs so that people are not
confused on which way to enter. They have also added "do not enter" pavement markings and
stop signs between the junction of the truck service drive to the back of the center. One of the
things they had to do with the easement was to add pavement markings which delineate whether
you go straight to either go through the drive through or around the site, or go straight to the
back of the shopping center. Additional pavement markings direct customers to the CVS drive
through.
Mr. Corcoran noted there were some trees shown on the landscape plan, which might obscure
site lines. Those trees have been taken out now. He noted Benes & Associates was concerned
about the fencing for the garbage area behind the CVS. He noted they will be sure that whatever
fence goes in will not block traffic coming out of CVS. Benes also noted concern about the
Saturday trip generation figures. Mr. Corcoran noted that although Benes came up with slightly
different site traffic assignment, it would not change anything in the conclusions. Benes also
came to the same conclusion that this development would not add a lot of new traffic to the
intersection or the area. Benes also liked the fact that the drive through entrances have now been
located away from the access points so that even if there were an overflow or backup it would
not be backing up onto Buffalo Grove or Dundee Roads.
Chairman Ottenheimer stated he appreciates the changes made in response to the last workshop.
However, the traffic control plan looks logical on paper, but it appears too much in too small of a
space.
Commissioner Panitch asked what the landscaped area directly north of CVS with striping for a
two lane eastbound road is for.
Mr. Corcoran noted currently there is a 4-lane road with a landscaped median. He noted they
needed a transition in order to have only one lane of traffic continuing eastbound. The other lane
needs to be diverted to the north, which is the easement that serves the back of the shopping
center for service vehicles.
Commissioner Panitch asked if the 12-foot buffer to the northeast residential property will
suffice.
Mr. Wojtila noted there is an exiting fence at the property line and there are quite a few trees in
the area. They are not proposing anything additional to that.
Mr. Pfeil stated the requirement is a 6-foot high screen, which could be done with fencing or
landscaping. In the ordinance approving the P.U.D. amendment there would probably be a
condition that in the event that the residential side was changed and it was no longer screened,
the commercial property would be obligated to re-establish a screen on the commercial side of
the property.
Commissioner Samuels stated he agrees with Commissioners Ottenheimer and Panitch that the
traffic flow plan is confusing at best and probably was better on the first plan.
Chairman Ottenheimer asked when a written traffic report from Benes and Associates would be
forthcoming.
Mr. Pfeil stated it would be available within the next several days.
Chairman Ottenheimer noted the most important issue appears to be site circulation. However,
capacity, trip generation and traffic volumes needed to be verified. He also noted the first site
plan appears easier, with a better flow, given the modification and request to move the pharmacy
window. Perhaps the internal layout of the store could be changed in order to accommodate site
circulation.
Chairman Ottenheimer asked how the building materials compare to the other commercial
buildings located north or there.
Mr. Wojtila noted the shopping center to the north is also a brick structure with the entrance
canopy being more of a metal type of material. The brick is less red than the one they are
proposing. The St Paul Bank does have the white columns and brick. The building on Dundee
east of this site is also brick, although slightly less red in color.
Chairman Ottenheimer asked if the brick could be modified somewhat to make it a little more
compatible with the existing commercial space just to the north.
Mr. Paul Walls, president of Old Creek Association, stated he is concerned with the traffic now
and the increased traffic pattern. He noted it is already a congested intersection and it is difficult
for people to get out of their complex. He stated he does not see a need for another pharmacy as
there are many Walgreens around and Dominick's also has a pharmacy.
Chairman Ottenheimer stated the Commission raised this issue at the first workshop and CVS
has assured the Commission, based upon their market studies, that there is a need and demand
for an additional pharmacy. He noted they must rely on the experts and will assume that what
they say is right. They are spending a significant amount of money to make this improvement
and it is their risk.
Commissioner Bocek asked if any thought had been given to make the roofline less prominent.
Mr. Wojtila stated the hip roof does not really look overwhelming, although they have lowered
the pitch on one building.
Commissioner Bocek asked if you can actually access this site from Dundee Road as there is no
inbound arrow on the plans.
Mr. Corcoran stated they are not showing an inbound arrow but there is a three-lane cross
section so cars can go in there.
Commissioner Bocek noted her concern is traffic backing up onto Buffalo Grove Road waiting
for cars to decide which way to go. Also on Dundee Road when cars are inbound they must
make a quick decision as to whether they are going to go left and can they cross traffic that is
stopped waiting to turn right exiting this site.
Mr. Corcoran stated they will slide the drive over to align better with the existing Dominick's
driveway. What will happen is that people will only have two choices, being straight ahead to
the drive through bank or to the bank itself or they can make the left turn. That will simplify the
decision making process. There is also enough stacking so that any lefts will not be impeded.
Commissioner Kenski-Sroka noted concern with the traffic flow but she also noted she feels this
development is too much for the parcel. She stated she can foresee accidents in the parking lot.
She also noted that she has seen another CVS store with a different roofline in Mt. Prospect and
it may be more appropriate for this area.
Mr. Corcoran stated he knows the site plan shows a lot of signs. But as a driver you will only
really see two signs when you enter. One sign says this way to CVS and the other sign shows
this way for the bank drive through. While there might be a lot of signs on the plan, as a driver it
will be simply with only two signs.
Mr. Wojtila noted the Mt. Prospect CVS has the hip roof element extending the whole frontage
of the store.
Commissioner Smith asked which circulation pattern is better for the Village.
Mr. Corcoran stated there is really no difference in the circulation pattern of the two plans with
one exception, that of the CVS drive through pharmacy. Both plans have the majority of the
parking along the southwest edges of the site. The only thing that has changed is the drive
through under the old plan fed from the back and out the side.
Mr. Shadle stated it might make sense for the two traffic engineers to discuss the two plans and
try to reach some resolution on what pattern of circulation works from an engineering standpoint
from the Village's perspective.
Mr. Shadle noted the floor area being discussed for establishment on this site is well within the
range and substantially lower than the floor area that is permitted in this business district.
Mr. Pfeil noted a working session with the two traffic experts and other persons on staff might be
the best way to determine the optimum traffic circulation pattern on the site. That may not solve
the queuing issue for the CVS pharmacy, but CVS will need to make its best effort to work with
staff to optimize stacking and traffic circulation. In addition, ordinance requirements for the
stacking spaces for the drive-through bank have to be met.
The consensus of the Commission was that this matter is ready for a public hearing, pending
review of the traffic circulation issues by the Village staff and respective traffic consultants.
PLAT OF VACATION—ESTONIAN LANE ADJACENT TO COTEY/
VOICESTREAM WIRELESS PROPERTY
Moved by Commissioner Samuels, seconded by Commissioner Smith to recommend approval of
the Cotey Property Plat of Vacation —Final Plat of Subdivision.
Chairman Ottenheimer called for a vote on the motion and the vote was as follows:
AYES: Panitch, Smith, Bocek, Kenski-Sroka, Ottenheimer
NAPES: None
ABSTAIN: Samuels
ABSENT: Trilling, Dunn, Feldgreber
PROPOSED DOMINICK'S SUPERMARKET, THE PLAZA AT BUFFALO GROVE,
NORTHWEST CORNER OF BUFFALO GROVE RD/DUNDEE RD, AMENDMENT TO THE
PLANNED UNIT DEVELOPMENT (P.U.D.) AND PRELIMINARY PLAN IN THE B-3
PLANNED BUSINESS CENTER DISTRICT—WORKSHOP 92
Mr. Hene reviewed the changes they have made to the plan since the last workshop meeting. He
noted they have reduced the size of the building from 66,674 square feet to 65,231 square feet to
accommodate the recession of the loading dock. The fuel center has been cut in half by reducing
the number of pumps from 8 to 4. They have also improved the parking situation beyond what
they originally presented as well as beyond what is currently in existence. They have also
reduced access to Buffalo Grove Road. He noted this project is a redevelopment of an existing
situation and they are trying to make the best of that situation. They believe they have gone a
long way in doing that by increasing parking, reducing access, improving landscaping and
significantly upgrading the architecture of the center.
Mr. Perry reviewed the site plan noting the gas station will be in the area near Buffalo Grove
Road, albeit with four pumps opposed to the original eight. In doing that, they will need to redo
the parking lot which is in poor shape. They will also have to do some utility improvements as
well.
Mr. Perry noted they have eliminated the proposed right in on Buffalo Grove Road and they are
just showing a proposed entrance that lines up with the shopping center across the street. The
proposal is to signalize that intersection with the help and warrants by Cook County.
Dominick's would at that time pay their fair share for that intersection light. They are also
showing a proposed right in, right out on Buffalo Grove Road. The other point of access is an
existing connection between this site and the Mobil gas station. There is also an access
connection between this site and the Taco Bell property. He stated they are proposing to close
this connection. The Plaza shopping center does not need this connection and it does not appear
that Taco Bell needs it. This will allow more parking to be added to the Plaza.
Mr. Perry stated they are proposing landscaping throughout to try to match the intention of the
ordinance. There is a green strip of 15 feet along Buffalo Grove Road, which has a 12-foot
requirement. They are providing above the requirement in order to try to buffer as much as
possible. Trees and other landscaping will be provided throughout the interior parts of the site
plan. They would like to put a fence up on the west side of the parcel to try to screen the area as
much as possible. Lighting has not yet been put together, although their intentions are to comply
with the ordinance. Dominick's standard is to use shoebox type fixtures. They would have
floodlights on the lights located near the building that would light the building. On the back of
the building they will attempt to keep security lighting only with lights low enough that the
residents are not inconvenienced.
Mr. Perry stated most of the utilities are existing in the center. However, MWRD is going to
require them to provide stormwater detention for this redevelopment. They are planning to put
new stormsewers behind the building to catch runoff behind the building. That will be run
around to the front. The entire parking lot drains to Buffalo Grove Road and this will be caught
by various catch basins throughout the parking lot. All the stormwater will flow to a central
location. A concrete vault underground is proposed to provide the bulk of the stormwater
detention requirement, with a small release pipe that will outlet to the existing stormsewers along
Buffalo Grove Road.
Mr. Corcoran stated they have done a parking study for the project. They looked at parking from
four perspectives in terms of the overall demand; 1)requirements of the Village code, 2) national
parking data for shopping centers in general, 3) are national parking standards being met, 4)
analysis of the existing parking usage of the center as well as existing parking demand surveys.
Mr. Corcoran stated there are really four uses within the center. The primary is retail with some
restaurants scattered through the storefronts. There is a two-story office space section. They
then took the existing center which totals 121,740 square feet, applied the code requirements to
the sizes of the individual uses and came up with 629 spaces required for the existing center.
However, currently only 456 spaces are being provided. They then applied the code to the
proposed site plan and the overall requirement is 715 spaces and they are providing 577 spaces.
They also did parking surveys of the existing center on Friday and Saturday where they found a
peak demand of 213 spaces on Friday and 208 on Saturday. What is interesting is that a
comparison of that peak demand versus the code requirement for the occupied space, which is
about 80,000 square feet. From a code requirement 440 spaces is required. Compared to the
actual demand as counted, they found less than half the actual demand versus the parking code.
Mr. Corcoran stated they then checked some of the national data sources. First was the Institute
of Transportation Engineers Parking Generation manual, where they applied the square footages
to the formulas of the data and generated a parking demand for the uses. They ended up with
473 spaces as the peak demand. Based on this ITE data, they have more spaces than is required.
Another source used was the Urban Land Institute. Their parking demand requirement was 559
spaces which is still under the proposed 577 spaces. The last step was looking at the parking
demand that is out there now and what could be expected once Dominick's is added. They did
some surveys on three Dominick's stores in the area; Route 22 and Buffalo Grove Road,
Highland Park off of U.S. 41, and Dundee and Sanders Road in Northbrook. They found an
average of just under 2 '/z parking spaces per 1,000 square feet in terms of their peak demand.
They then took the 213 spaces parked at the existing occupied uses within the center, added in
some vacant office space, the Dominick's facility and came up with 410 peak spaces being
required if they take their existing counts plus the Dominick's data and added them together
based on overall demand. He noted that when they did the parking study they actually counted
not only the parking lots in front and back but also counted the parking fields for the additional
retail restaurant space and Taco Bell to make sure there was no shortages on the other lots that
would then overflow unto their property.
Mr. Corcoran stated they fall short of code requirement by 64 spaces. However, when they look
at surveys of the existing center plus other existing Dominick's stores, they found there are
sufficient spaces.
Mr. Corcoran stated they prepared a traffic study including traffic counts at the existing
driveways and an evaluation of existing conditions. They made estimates of the trip generation
or changes in trip generation, using the worst case scenario assuming about 500-670 new trips to
the area. The driveways along Dundee are going to remain unchanged. The service drive will
remain unchanged off of Buffalo Grove Road. They will convert the full access driveway by
demolishing the curve and they are proposing a traffic signal. They have had discussions with
Cook County who actually were the ones to suggest a traffic signal.
Mr. Corcoran stated the basic traffic pattern is service in the back with some employee parking
in the back. They have provided a three-lane entrance for left turns out separate from the
through rights and there will be no parking near the shopping center. There is a right-in,
right-out to help service the trucks as well as the patrons of the fuel center.
Mr. Corcoran stated the parking analysis now addresses the parking demand for the gas station.
There is a 300-square foot kiosk that has been included in the parking calculation, providing one
space for the employee.
Mr. Corcoran addressed the parking during holiday seasons. He noted they did their counts in
October during which time they had over 177 spaces surplus showing there are definitely extra
spaces available to accommodate any additional traffic in a December situation. Also, the ULI
and ITE data is based on holiday conditions.
Mr. Corcoran noted the Village traffic consultant did not feel that the loss of the access point
adjacent to the Taco Bell would be a problem. His concern was merely whether Taco Bell had a
legal right to that access. However, there seem to be no access easements requiring that space to
be there.
Mr. Richard Cook reviewed the proposed architectural plans. He stated they are proposing that
the total center be repainted with new canopies which will all be identical in like color. The
material on the Dominick's is a red brick, split face concrete block, masonry on the bases, turn
metal in dark forest green, and natural color aluminum for all windows and doors. The existing
buildings will be painted the same color as Dominick's. This will give the entire shopping
center a new face-lift. They have put a screen up at the back at the truck area as well as a
10-foot high wall, which should hide the trucks from the neighbors. In addition, they plan to put
a board on board screen around the mechanical unit to screen from the neighbors.
Commissioner Samuels asked how it is that the current center is underparked based on the
ordinance.
Mr. Pfeil stated the site plan for the 1988 PUD amendment represented that the required parking
was provided. He noted there might be some space in the rear of the site that was part of the
parking count for the 1988 plan.
Mr. Hene noted they are only counting striped spaces as existing spaces. They have not included
any spaces that may be parkable but are not designated spaces.
Commissioner Samuels stated there is a need to improve the access to and from Blockbuster
which is a bad situation even now. Dominick's customers will now be circulating there as well
which will create a lot of bottlenecking.
Commissioner Samuels asked where snow will be stored.
Mr. Hene stated they will obviously have to truck the snow off site.
Commissioner Samuels stated staff has noted there are no additional landscaped islands provided
in the long runs of parking aisles.
Mr. Pfeil noted that the Development Ordinance requires a landscaped island per 20 spaces, but
this has been interpreted flexibly if more substantial landscaping could be provided in certain
areas, particularly on the perimeters of the site. On this site the perimeter landscaping is not
exceptional, so there is a question concerning whether there is adequate interior island
landscaping in the parking areas to meet the ordinance standard.
Commissioner Samuels asked about not having parking along the entry aisle of the center.
Mr. Corcoran stated here they are trying to balance the need for parking versus the circulation
within the center. Near the roadway where most of the activity takes place there will be no
parking. But deeper in the site it is not uncommon for many shopping centers to have parking
along the main aisles in and out of a shopping center.
Commissioner Samuels asked what the effect would be if they were to do angled parking just in
the main aisle.
Mr. Corcoran stated it might be possible and they might lose 2-4 spaces.
Commissioner Smith stated he agrees with Commissioner Samuels regarding a bottleneck at the
main access driveway.
Commissioner Smith asked how there can be such a difference in the two studies quoted and the
ordinance relative to parking spaces.
Mr. Corcoran stated he split the shopping center into restaurant, retail and supermarket. The ULI
study took all those different uses and just put them all together into one number. Their study
indicates that if the percentage of restaurant space is less than 20 percent of the overall space, it
does not have a material effect on the overall parking demand.
Commissioner Smith stated he has a problem overcoming a shortage of 64 spaces.
Mr. Corcoran stated traffic engineers must rely on traffic sources and their surveys.
Commissioner Smith asked how many spaces would be added by eliminating the gas station.
Mr. Hene stated it would add about 51 spaces.
Mr. Hene further stated zoning codes are by their nature very conservative. When you are
talking about regional locations where you have long term parkers and much larger uses, it far
more applicable. In a neighborhood oriented type of shopping center with the type of use that
will occur here, 10 percent for a parking variance is really not all that unusual.
Commissioner Smith asked when the refurbishing of the rest of the center will take place.
Mr. Hene stated it will be simultaneously with the construction of Dominick's.
Commissioner Bocek noted the proposed gas station is needed to increase the level of service
that Dominick's provides at this location. She asked why the existing gas station does not fulfill
that need.
Mr. Hene stated that is because the existing gas station is not tied into their store from a
marketing standpoint. He noted they offer a cheaper gas price than anyone in the existing
market area. There would also be an additional five cents taken off for using the fresh value
card. Mobil does not offer that incentive to Dominic's shoppers
Commissioner Bocek asked how many of these gas stations are currently in operation.
Mr. Hene stated there are about 40 nationwide. There are none in operation in the Chicagoland
area as yet.
Commissioner Bocek noted the existing tenants on the north end of the center currently use
about two full rows of parking and she noted her concern with the proposed parking the possible
effect on the existing tenants.
Mr. Corcoran noted within their existing parking survey of the whole center they noted a demand
of 208-213 spaces for the north end and west end of the center on a weekday and Saturday.
These counts were taken into account in their calculations.
Commissioner Panitch noted the mix of a shopping center does change the parking requirements
and he would therefore not like to see 64 spaces underparked when in reality probably more than
640 spaces are needed.
Commissioner Panitch noted his concern with the snow removal stating quite a few spaces
would be lost if the snow is not removed.
Commissioner Panitch noted his agreement with the Commissioners concerning the bottleneck at
the entrance especially if all the aisle ways are two way.
Commissioner Panitch asked if the hours of the gas station kiosk will be identical to the hours of
Dominick's.
Mr. Hene stated it is possible that the kiosk will be 24 hours. It is also possible that the gas
station will be 24 hours.
Commissioner Panitch noted that if it is 24 hours and sells gum and cigarettes, he feels parking
will be an even greater issue as people will use it for late night runs.
Commissioner Panitch asked if the Dominick's may turn into 24 hours.
Mr. Hene stated it is possible and they always like to hold that option open, but he does not think
this will be 24 hours.
Commissioner Panitch asked about the time line in terms of relocating the tenants and
refurbishing the whole center.
Mr. Hene stated once they are in a position to begin the tenants will be immediately relocated
and then they would start the demolition of the unoccupied spaces
Commissioner Panitch asked if there has been good communication between the Dominick's
team and all the different tenants.
Mr. Hene stated there are signed agreements.
Commissioner Panitch asked what kind of relief a stop light would provide at the main entrance
to this shopping center.
Mr. Corcoran noted it would help out anyone trying to go north on Buffalo Grove Road as well
as people turning south from Zimmerman Hardware. The distance from the entrance to Dundee
Road is roughly 700 feet.
Commissioner Panitch asked if there is anything that would say that distance is too close or too
far or anything of that nature.
Mr. Pfeil stated Cook County has evidently indicated they would approve a traffic signal at this
location.
Mr. Corcoran stated they have indicated they would approve a signal there. They would
obviously have to back up this need with more details as they go along the approval process.
Mr. Pfeil asked if they would require an analysis of the impact on the existing signal at Dundee
and Buffalo Grove Road.
Mr. Corcoran stated that was correct.
Mr. Corcoran noted he would anticipate they would be required to interconnect with the
Dundee/Buffalo Grove signal.
Commissioner Panitch noted there has been a comment from the Committee on Residents with
Disabilities regarding the inadequacy of handicapped parking spaces.
Mr. Hene noted the number of spaces they have provided is consistent with the Illinois
Disabilities Act and they have provided them in a logical manner.
Commissioner Panitch suggested they split the one on the north line.
Commissioner Panitch asked if the street behind the north part of the building, which is used
mostly for employees and/or deliveries, could be signed for one-way traffic.
Commissioner Samuels asked for a comparison of the density of the store itself with the
Dominick's being replaced.
Mr. Hene stated they will have a lot more departments and those new departments are large areas
of space but not necessarily larger in merchandise. There will be better merchandise mix as well
better efficiency for the store.
Commissioner Samuels noted the parking requirements are possibly not as stringent if you are
putting all the same merchandise into a 35,000 square foot Dominick's as you are putting into a
65,000 square foot store. There is a density factor that could possibly be taken into account here.
Mr. Pfeil stated one approach would be to use a parking standard for the supermarket that is less
stringent than the Village's current shopping center standard. A 65,000 square foot area would
be calculated at that standard and the balance of the square footage in the center at buildout
would be calculated using the shopping center standard. It is somewhat innovative but the
numbers could be more consistent with what this redevelopment will accomplish instead of
literally applying the shopping center standard over the entire 140,000 square feet.
Commissioner Samuels stated he agrees with this. He stated he would normally dislike the
thought of 64 spaces under, but here it does not feel quite as bad. However, circulation issues
must still be looked at, possibly making the north/south aisle a straight aisle instead of jogging.
Commissioner Smith asked about the roof-top equipment.
Mr. Cook stated the equipment on the roof is mechanical equipment and the noise level is 62
decibels at 50 feet and they are way beyond 50 feet from any residents. In addition they are
planning to put a wood screen which will absorb some of the sounds.
Commissioner Smith stated he appreciates Dominick's coming in here and refurbishing the
center which is greatly needed. He also appreciates the gas station being cut in half.
Commissioner Bocek asked if all seven restaurants will remain in the center.
Mr. Hene stated they will remain and it is their intention to gradually wean them out of the
center.
Commissioner Bocek asked if the developer would consider adding to the roof to make it look as
if it is coordinating with the two adjacent towers shown on the plan.
Mr. Cook stated it is probably more effective as shown, especially if you think about the towers
being entrance points. They act as focal points to come into the store.
Commissioner Bocek stated she felt without it the two towers almost look subordinate. Perhaps
the two towers could be made more substantial in width.
Mr. Cook stated they will look into that.
Commissioner Panitch asked about weaning out the restaurants and what the developer's
thoughts were for the whole center.
Mr. Hene stated generally speaking restaurants are greater consumers of parking and it is likely
that some of the restaurants will end up going away as they move forward with the center.
Commissioner Panitch asked what they would be replaced with.
Mr. Hene stated they would be replaced with other retail users.
Chairman Ottenheimer asked if there will be any access to this center from Dundee Road.
Mr. Hene noted the existing access will remain.
Chairman Ottenheimer asked if cars would overhang on the 12-foot landscape strip on Buffalo
Grove Road.
Mr. Hene stated they are proposed a 15-foot landscape strip.
Mr. Perry stated they will not be overhanging.
Chairman Ottenheimer noted there is a loading dock on the south end of the supermarket and
asked what kind of screening will be provided to minimize noise and odor there.
Mr. Hene noted it is a recessed dock into the ground and 50 feet of that is recessed into the
building so much of the truck will actually be inside the building. In addition, they will have a
10-foot masonry screening wall.
Chairman Ottenheimer noted the building commissioner also noted the truck staging area
indicates relatively small trucks.
Mr. Hene stated the building commissioner is correct in his observation in what they have
shown. What they have shown was in response to a Plan Commission question as to how the
smaller vendor trucks are going to unload.
Chairman Ottenheimer asked if the site plan shows shopping cart corrals.
Mr. Hene stated they are looking to put in three corrals, which will reduce the parking spaces by
three.
Chairman Ottenheimer noted a comment from the Deputy Fire Chief noting the fire lane has not
been designated as yet. He also indicated that he would like to see some kind of separation from
the parking lot entrance drive and the gas pumps. If the gas pump is approved, additional fire
hydrants will be required for the gas station area.
Mr. Hene stated that is not a problem.
Chairman Ottenheimer noted several issues that were still a problem and needed to be addressed
including traffic circulation on the site and the parking requirement. He said that he appreciates
the fact that the gas station has been substantially downsized.
Mr. Pfeil stated the Village will be getting some written comments from its traffic consultant and
they will work on the parking analysis to see if there is an alternate methodology that can
perhaps get closer to a number that does not require such a large variation. He asked about the
left- lane situation on Buffalo Grove Road as far as the amount of area to accommodate the left
turn lane for southbounds on Buffalo Grove Road at Dundee versus the northbound left lane. He
asked if there is a deficiency there for the size of the two left lanes between the main entrance
and Dundee Road.
Mr. Corcoran stated he will talk to the Village traffic consultant about that.
Mr. Pfeil noted that the Village traffic consultant has pointed out that the level of service at the
intersection of Dundee and Buffalo Grove Road is already an "F" and this development will, to
some extent, make that worse. There is a concern on traffic congestion and we need
acknowledge that this is a good redevelopment in many ways but it will not make traffic better in
the area, and may even make it somewhat worse.
Chairman Ottenheimer noted this is a wonderful redevelopment but he would not want it to be a
detriment to the community. There must be a balance between the two.
Chairman Ottenheimer asked what the closest residence is to the back of the center.
Mr. Hene stated the closest residence is about 50 feet so it is really about 100 feet from the
building.
Chairman Ottenheimer asked what time truck deliveries would be coming.
Mr. Hene stated the typical truck delivery is during the day during business hours. He noted the
Dominick's store at Half Day Road and Buffalo Grove Road has deliveries from 6:00 a.m. to
10:00 p.m. and they are substantially closer to single family homes there than at this location. If
the Commission wishes to impose those delivery hours here, they would accept.
Chairman Ottenheimer asked what kind of lighting is proposed for the back area.
Mr. Hene stated they will have lighting sufficient for safety. They do not feel they need to light
it up to the level of a customer area, which will also be subdued. He stated their concern is not
to create problems by the lack of lighting.
Mr. Paul Walls, President of Oak Creek Condominium Association, stated Buffalo Grove Road
and Dundee already experiences very bad traffic problems with times when traffic is backed up
all the way to their driveway. There are people cutting through the condo area to circumvent
traffic. He noted there is some parking in the condo area for overflow parking for Blockbuster,
Dairy Queen and Chicken Charlies. He further noted problems with night deliveries now and
asked what will be done. He stated there are some parking problems and noise problems for the
buildings to the north and would like these issues to be addressed. He stated they would like
some consideration for a sound barrier wall being put up as well as the suggestion for air filters
in the bakery and deli departments.
Mr. Harold Brailov, 51 Old Oak Creek, stated one of his biggest concerns is for some kind of
soundproofing between the condo and the shopping center. Also a large concern is the proposed
signal because this would create even greater problems for the condo residents to get out onto
Buffalo Grove Road.
Mr. Hene stated that they had looked at a wall for the adjacent residences and if they put a wall
in all of the landscaping would have to come out. Also, such a wall would cost well in excess of
$200,000. Such an improvement is pretty extraordinary for an existing shopping center. He
stated they will live by the delivery restriction hours. The lighting will be worked out with staff
and will do what is expected of them.
Mr. Hene stated he cannot believe it is a convenient thing for people to park at the condo area to
use the Blockbuster, etc facilities. As far as carts being thrown into the ponds now, he noted
their system is to have a transponder on each and every cart and as soon as the cart crosses the
property line an alarm goes off in the store and the wheels lock up. Someone then comes out
from the store to retrieve that cart.
Mr. Hene stated he is not familiar with air filter technology but they will do whatever is required
of them.
Chairman Ottenheimer asked if it would be possible to check out the cut through traffic issue.
Mr. Hene stated they are trying to make the best of a property that is a poor development now.
He stated he realizes it is difficult to swallow some of the compromises but he hopes the
difficulties of this site will be born in mind.
The consensus of the Commission was to go ahead for public hearing.
CHAIRMAN'S REPORT—None
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated the next regular scheduled meeting will be held on January 10, 2001.
PUBLIC COMMENTS AND QUESTIONS—None
STAFF REPORT—None
NEW BUSINESS—None
ADJOURNMENT
Moved by Commissioner Smith, seconded by Commissioner Panitch and carried unanimously to
adjourn. Chairman Ottenheimer adjourned the meeting at 10:30 p.m.
APPROVED BY: Respectfully submitted,
LESTER OTTENHEIMER, Chair Fay Rubin, Recording Secretary