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2000-11-15 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 11/15/2000 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION November 15, 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 #1 Praedium Development commercial building, 25-55 Buffalo Grove Road, proposed change in exterior building elevation — Discussion of amendment to the Planned Unit Development 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. Trilling Ms. Dunn Mr. Feldgreber Mr. Smith Ms. Bocek Ms. Kenski-Sroka Commissioners absent: Mr. Panitch Also present: Mr. Paul Shadle, Piper, Marbury, Rudnick& Wolfe Mr. John Wojtila, Zaremba Group Mr. Stephen Corcoran, Metro Transportation Group, Inc. Mr. Marc Schwartz, Marc Schwartz & Associates Mr. George Markopoulos, Praedium Development Mr. Robert Pfeil, Village Manager APPROVAL OF MINUTES Moved by Commissioner Trilling, seconded by Commissioner Samuels to approve the minutes of the public hearing of October 18, 2000. Chairman Ottenheimer noted a grammatical error on page 9. All commissioners were in favor of the amended motion and the motion passed unanimously with Commissioners Dunn, Bocek and Kenski- Sroka abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Trilling stated he attended the Village Board meeting on November 6, 2000 where there was a discussion on the Praedium Development and the board concurred with the Plan Commission, allowing them to continue construction based on six tenant spaces. However, they still wanted them to come back to the Plan Commission and present elevations and materials to be used. 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 91 Mr. Paul Shadle stated the petitioners are seeking to upgrade the site located at Dundee and Buffalo Grove Roads to replace an existing bank and drive through building with new structures containing a pharmacy and a bank with drive throughs and enhanced landscaping. The Village Board referred this matter to the Plan Commission on October 2, 2000 for review. Zaremba seeks specifically to construct a CVS drugstore building with an area of 10, 880 square feet, including a drive through facility and a bank building with an area of 2,800 square feet with a drive through and including 91 parking spaces. Mr. Shadle stated Zaremba and CVS have made a number of changes to the original site plan in response to comments made by the Board. The changes relate mostly to the location and design of the drive through lanes, location and design of the loading and dumpster facilities, landscaping and site circulation. Mr. Shadle noted the site is currently improved with a bank building with multiple drive throughs on the west portion of the site. The proposed development would move the buildings toward the northeast edge of the site and would eliminate the existing six egress lanes that exit onto Buffalo Grove Road now from the bank drive through. The proposed uses are permitted uses in the B-3 District under the Village zoning ordinance. He noted they are seeking to establish another permitted use on the site. The CVS store combined with the bank will be an improvement to the site, both physically and operationally, will generate substantial sales and in turn, produce substantial sales tax revenue for the Village of Buffalo Grove in addition to providing an amenity to consumers in the Village and surrounding areas. In reviewing the site plan, Mr. Shadle noted members of the Board were very concerned about providing for adequate means of circulation on the site and the new site plan will show that the driveways, parking lot and drive throughs have been relocated to ensure ease of access from both Dundee Road and Buffalo Grove Road and to facilitate access once cars are on the site. They have also moved the loading and dumpster areas in response to the earlier comments. Mr. Shadle noted this is not a speculative development. The bank is an existing business and CVS would like to open a new store in the Village. CVS Pharmacy is the largest drugstore company in the USA. It has based its decision on a careful internal investment analysis and they are not in the business of opening stores just to close them. Mr. Wojtila stated the CVS building is located closest to the intersection of Buffalo Grove and Dundee Roads. The entrance to CVS will be located at the southwest corner of the building facing the primary intersection. National City Bank will be located further down the site along Dundee Road, with its entrance facing Dundee Road in the center of its building. The parking will be in front of the CVS building and in front of the bank with some additional parking at the side of the National City Bank building. The compacter and dumpster area for CVS has been rotated 180 degrees, and pushed back further away from the front of the CVS building so it is not visible and will not impact traffic. Mr. Wojtila stated the existing landscaping has 20 feet between the right-of-way line and parking. That would be continued on the new plan. Additionally, with the landscaping that is being proposed as part of this project, they also intend to keep many of the trees currently along Dundee Road. There would be a 15-foot buffer on the Buffalo Grove Road side. Mr. Wojtila stated he is very familiar with CVS operations and this drive-through pharmacy and the queuing for it, with three car stacking, is sufficient. Additionally, there is a bypass lane in the event a vehicle wants to leave the drive through lane. Mr. Wojtila reviewed two building elevations and materials sample board. The CVS building will be an all brick exterior decorated with white columns in the front. The bank building will have the same brick work and white columns to make it a cohesive looking unit, with some distinctiveness for each building. Mr. Corcoran stated the existing conditions are one driveway with full access on Dundee Road. He noted they have relocated this driveway so that it will line up better to the existing driveway, which serves the Dominicks store. There is currently an exit from the drive through lanes, which is basically a big path of asphalt that will be taken out. There is also currently a shared access easement with the shopping center to the north. That will remain essentially unchanged. Mr. Corcoran stated they have met with the Cook County Highway Department whose basic response is that they are very much in favor of taking out the drive through lanes and they have no other real comments. They have also met with IDOT from whom they have received a letter concurring about moving the driveway to line up better with the Dominicks. They have not yet completed a traffic study for this site. They have just recently completed a traffic study for the relocation of the existing Dominicks. They have done traffic counts at Dundee and Buffalo Grove Roads and counts. Mr. Corcoran stated they did traffic counts on Dundee Road during peak evening hours as well as Saturday. They counted 2800 cars in front of the site. On Saturday the peak is 11:45 to 12:45 and there were 2500 cars. On Buffalo Grove Road they counted 2300 cars on a weekday and just fewer than 2100 cars on Saturday. Mr. Corcoran stated the bank will be smaller in size with less traffic but the CVS will bring in more traffic. The smaller bank offsets the bigger CVS in morning peak hours. Mr. Corcoran stated they are also working on the Dominicks proposal. He stated the Dominick's proposal includes a full access point where there is a full access point between Zimmerman Hardware and the shopping center today along Buffalo Grove Road. They are also proposing a new right-in, right-out access point just north of the Mobil station. Mr. Corcoran stated he has two figures for circulation. One is parking circulation that consists of people who will go to these facilities and use a parking space. 95 % of CVS customers actually park and come into the store during peak hours. About 5% use the drive through. For the bank, the typical splits are 60% of traffic for the drive through and 40% use the parking spaces. Parking fields are along the west and south part and wrap around for the bank on the east side of the site. Traffic comes in off Dundee Road and goes straight in order to use the bank and park in front of the bank. Or they can make a left and fill the parking spaces for either the bank or around the CVS. From Buffalo Grove Road, traffic comes into the site, makes a right turn and then they can make use of the parking fields in front of both buildings. In exiting they come out, making a slight jog and then come around into the driveway outside. For the drive through, as you come off Dundee Road, you come straight back behind the site, you come around and you then have the option of either a left turn to get into the bank drive through lanes or continue a little further and get into the drive-through lane for the CVS. There is also a bypass lane in case a driver changes his mind. They are providing six stacking spaces for the bank and three for the CVS. He noted their information is that the three spaces for the drive through are adequate. Commissioner Trilling asked if the east exit on Dundee Road was a right and left turn or just a right turn. Mr. Corcoran stated it will be full access. Commissioner Trilling asked if it would be any advantage to have a separate left turn and right turn lane exiting that crossection. Mr. Corcoran stated it does make sense for a separate left and right turn lane and they will make that refinement. Commissioner Trilling asked if there is anyway to move the pharmacy drive through from the north side of the building further west to provide additional stacking. Mr. Wojtila stated they had looked at that option and spoke to CVS at great length. CVS is opposed to doing so for interior reasons. The way the store is laid out, it gives management front-end control and the pharmacy back end control. From a security point of view they would be reluctant to move the pharmacy further west along the building wall. Additionally, they are more than happy with the three car stacking length. Commissioner Trilling noted it would be a good idea to try to orient the pharmacy areas just slightly in order to provided just one more car stack in the drive through. Commissioner Trilling noted some signage requirements needed for the northwest corner of the site. There is an entrance on Buffalo Grove Road and cars are traveling westbound on the north side of the site and it might be a good idea to put some Do Not Enter signs up so that people do not mistakenly go out the entrance. Likewise, for cars traveling northbound on the west side of the site, you do not want them driving straight through in the belief they can get out the in entrance. Commissioner Samuels asked for a comparison of the proposed lot coverage, in green space, with the existing. Mr. Wojtila stated they have not calculated that as yet. Commissioner Samuels asked if any on site detention is required. Mr. Wojtila stated it is his understanding that there is no requirement to have detention on the site. Commission Samuels asked what the proposed hours of operation are for each of the businesses. Mr.Wojtila stated he is absolutely sure of the hours. Generally they are 9:00 a.m. to 10:00 p.m. Select stores have extended extended hours to midnight and even fewer select stores are 24 hours. He will have that information for the next meeting. Commissioner Samuels stated he agrees with Commissioner Trilling about the stacking for the pharmacy drive through. He noted they are seeing this as a developing trend that is being used. Chairman Ottenheimer noted the northwest corner of the CVS has a stop sign after you go through the drive through. There is some parking there with a piece of concrete jutting out. If there is a car parked at the end space, there is possibly a line of site issue. Mr. Wojtila stated one possibility might be to reduce the height of the landscaping. Chairman Ottenheimer stated he would like to see a better site line for the next meeting. Chairman Ottenheimer stated he would like the Village traffic consultant to critique both this development and the Dominick development across the street. Mr. Pfeil noted the traffic study for the proposed Dominick's supermarket at the Plaza at Buffalo Grove has recently been sent to the Village traffic consultant for review and comment. Commissioner Dunn asked what the proposed bank will look like. Mr. Wojtila reviewed the bank building elevations. It will be all brick, have a gabled roof and decorative windows consistent with the Western Reserve style. It will also have the same columns which appear on the CVS building. In addition, it will be the same brick materials for both buildings. Commissioner Dunn asked about traffic circulation to the drive-throughs. Mr. Corcoran stated if you are coming off of Buffalo Grove Road, you go eastbound into the site and either make a right turn to go into the pharmacy or a right turn into the bank. Commissioner Dunn asked why there are all those drive through signs then. Mr. Wojtila noted the signs need to be modified, as they are not correct. Commissioner Dunn asked if there is any way to move the drive throughs so they are not on top of each other. She noted it almost looks as if they are queuing up at an amusement park. Mr. Wojtila stated both facilities need to be on the left side when you are pulling up to the building. Commissioner Dunn asked if they could change the orientation of the bank building so that the two drive throughs would not be going in the same direction right next to each other. Mr. Corcoran stated they tried to keep the entrance to the drive through lanes as far as possible from the two access points. Chairman Ottenheimer noted he did not see the handicapped parking for the bank. Mr. Wojtila pointed out one handicapped parking at the bank. Chairman Ottenheimer asked if that was sufficient. Mr. Wojtila stated they are required to have four handicapped spaces by code. They have three at the CVS store and one at the bank. Chairman Ottenheimer asked if one is adequate regardless of code requirement. Chairman Ottenheimer noted there is a tree at the handicapped space on the southwest corner of the bank. He noted it might be a possible line of site problem. Chairman Ottenheimer stated they received a memo from the building commissioner which states that the proposed ornamental masonry walls are considered structures and are located within the 25 foot minimum setback along Buffalo Grove and Dundee Roads. This will require a variance of the setback requirement. He asked for a confirmation of the wall height. Mr. Wojtila stated they are four feet. He stated it was his attempt to make the site more attractive with something definitive. He stated he would be happy to eliminate them if necessary. Chairman Ottenheimer noted he was not asking for removal, but just wanted to be sure that it was noted that a variance would be required. Commissioner Smith stated he agrees with Commissioners Trilling and Samuels that something must be done with the drive through window. He stated he feels that three car stacking is not sufficient Commissioner Samuels asked if CVS requires the hip roof portion of the building. Mr. Wojtila noted it is their mark. Commissioner Samuels stated he does not like the hip roof and would prefer either no hip there or putting some sort of roof on the whole building and distinguishing the corner through whatever architectural embellishments are available. Mr. Wojtila stated it is very important to CVS to have the hip roof. They have done a few stores without the hip roof or some modifications to it. They do have some flexibility, however. Commissioner Trilling asked what will happen operationally for the bank during construction. Mr. Wojtila stated they will be building the bank building first and the bank would then relocate there and then they would demolish the existing building and build CVS. Commissioner Trilling asked for a phasing diagram to show what improvements would be done in the first phase and how the rest of the phase would work. Commissioner Trilling noted it might be possible to run the building north and south, keeping the southwest corner fixed. Then you could put the drive through window in the northeast corner on the east side of the building. Then the traffic could be run northerly. This would give a big area for a landscaped island between the southbound drive through of the bank and the northbound drive through for the pharmacy. Commissioner Dunn stated she would like to see a lighting plan for the next meeting, especially if it is to be a 24-hour store. Chairman Ottenheimer stated the following items need to be addressed for the next meeting: 1. Traffic issue 2. Circulation issues 3. Stacking issues with a possible repositioning of drive through window to accommodate at least one more car 4. Hours of operation 5. Lighting issues 6. Landscaping issues 7. Examples of proposed building materials 8. Comparison of coverage of existing site to what the new coverage will be 9. Phasing study and time frame 10. Reconfiguration of the structures 11. Site line issues 12. Disabled parking spaces PRAEDIUM DEVELOPMENT COMMERCIAL BUILDING, 25-55 BUFFALO GROVE ROAD, PROPOSED CHANGE IN EXTERIOR BUILDING ELEVATION—DISCUSSION OF AMENDMENT TO THE PLANNED UNIT DEVELOPMENT(P.U.D.) Mr. Schwartz stated they are here to provide some proposed elevations. Construction has commenced, but only on the interior of the building. They are here tonight to discuss the exterior of the building. He presented two proposed facades for the Commission's perusal. Commissioner Trilling noted the original plan had a facade that was taller in the section over what was to be the predominant tenant. He asked if there is a reason why that portion was not raised on the proposed facades. Mr. Markopoulos stated raising one section would bring negative feedback from tenants on the other side. Commissioner Trilling stated one of the reasons it was taller and longer was to minimize the monotony. He noted he had suggested taking one of the tenant spaces at the end and two in the middle and building them up in some way to create some architecture to break up the monotony amongst the stores. He stated merely joining three tenants spaces together does nothing better than the six individual ones. Mr. Markopoulos stated his architect has suggested that to try and raise the elevation now would require additional structural work to the canopy itself and the roof in the back. He noted they could then be facing drainage issues, etc. Commissioner Trilling noted he has looked at the development and he sees no reason why the height cannot be extended on certain locations and be able to achieve something closer to the original plan. He again noted he had previously suggested building up the two end units and the two middle units. Commissioner Samuels stated he concurs with Commissioner Trilling and he is disappointed with the proposed renderings. He further stated he is not concerned with how tenants may take the plan. He stated the buildup of the one area of the facade also took on some of the character from the style of the Walgreens next door and was meant to compliment the style of that building. He stated this is an appearance issue and the Commission has the responsibility for the building showing some architectural interest and he does not feel that any of the suggestions are particularly burdensom on the developer. Chairman Ottenheimer noted there is one proposal, (Exhibit A) which has the six individual stores with six individual type roofs. Exhibit B has four tops, three separate and three under one configuration. Chairman Ottenheimer asked for opinions on either Exhibit A, B or neither. The vote was as follows: In favor of Exhibit A: Bocek, Ottenheimer In favor of Exhibit B: Smith In favor of neither: Samuels, Trilling, Dunn, Kenski-Sroka Commissioner Bocek stated there are aspects of both exhibits she likes. She noted it is a small enough building where Exhibit A may work, but she understands the philosophy of breaking up the area so it is not such a cookie-cutter look. Chairman Ottenheimer noted Exhibit C was the proposed schematic drawn by Commissioner Trilling. Chairman Ottenheimer noted they are talking about raising the facade on sections 1, 3, 4 and 6 going from the right. Mr. Schwartz stated they are delineating unit 1 as the southernmost unit of the building. Chairman Ottenheimer stated they are looking for a stagger. Mr. Schwartz stated the developer accepts the Plan Commission's recommendations. Chairman Ottenheimer called for a vote of yes or no for what is now known as Exhibit C. Yes: Samuels, Trilling, Dunn, Smith, Bocek, Kenski-Sroka, Ottenheimer No: None CHAIRMAN'S REPORT Chairman Ottenheimer welcomed both Ms. Bocek and Ms. Kenski-Sroka as the newest Plan Commission members. FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next meeting is scheduled for December 6, 2000. PUBLIC COMMENTS AND QUESTIONS—None STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Smith, seconded by Commissioner Samuels and carried unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 8:55 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair