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2000-09-06 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 09/06/2000 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION September 6, 2000 Starbucks Coffee Shop with drive-through facility, Amendment of Planned Unit Development and Preliminary Plan in the B-3 District, the Shops at Aptakisic Creek, Buffalo Grove Road/Aptakisic Road Culver's restaurant with drive-through facility, Buffalo Grove Town Center,Amendment of a Planned Unit Development (P.U.D.) and Preliminary Plan and approval of building elevations and materials, conceptual landscaping plan and a Special Use for a drive-through facility in the Commercial Sub-district of the B-5 Town Center Planned District Chairman Ottenheimer called the meeting to order at 8:05 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. Panitch Mr. Smith Commissioners absent: None Also present: Mr. Scott Gendell, Terraco, Inc. Mr. Jack Barbaccia, Stewart-Nosky Architects Mr. Michael Werthmann, KLOA, Inc. Mr. Michael Werchek, Werchek Builders Mr. Harold Francke, Piper Marbury Rudnick and Wolfe Ms. DeAnn Glover, Village Trustee Mr. Jeffrey Braiman, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Panitch, seconded by Commissioner Smith to approve the minutes of the Regular Meeting of August 2, 2000. All Commissioners were in favor of the motion and the motion passed unanimously, with Commissioners Dunn and Feldgreber abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Smith attended the Village board meeting on August 21, 2000. He noted that the Village Board referred two projects to the Plan Commission. One project is the proposed Dominick's supermarket at the Plaza at Buffalo Grove. The Board commented that some of the issues to be addressed by the Plan Commission include the requested variation concerning required parking, the proposed gasoline sales facility, setbacks to adjacent residential property and stormwater management. The second project is a proposed residential development by Forum Properties at Park Avenue and Main Street in Prairie View. The developer presented two plans, a conventional R-4 layout with eight lots and an "historic Prairie View" plan with 13 single-family lots. The Board indicated a preference for the "historic Prairie View" plan, but there comments expressing concern with the number of proposed lots. STARBUCKS COFFE SHOP WITH DRIVE-THROUGH FACILITY, AMENDMENDMENT OF PLANNED UNIT DEVELOPMENT AND PRELIMINARY PLAN IN THE B-3 DISTRICT, THE SHOPS AT APTAKISIC CREEK, BUFFALO GROVE ROAD/APTAKISIC ROAD Moved by Commissioner Samuels, seconded by Commissioner Smith to recommend approval to the Village Board of the petition by Terraco, Inc. to the Village of Buffalo Grove for approval of an amendment to the Planned Unit Development and Preliminary Plan in the B-3 District with the following variation: ZONING ORDINANCE — Section 17.36.040.F.3. to allow nine vehicle stacking spaces for a drive-through service window instead of ten spaces pursuant to the testimony given at the public hearing for the purpose of constructing a Starbucks Coffee shop with a drive-through service window on the north side of the commercial building. Commissioner Samuels commented that he is conflicted by this proposal. He supports the Starbucks store at this site, but the drive-through traffic and adjacent traffic circulation on the site will be confusing to people using the facility. He said that he can't recommend approval of the drive-through because of his concerns with safe and efficient traffic flow. Commissioner Trilling noted that the plan needs to be revised concerning the "S" curve for the pedestrian walkway in the landscape buffer north of the drive-through lane. Commissioner Samuels accepted the amendment to the motion and further noted that that pavement "jog" by the refuse area on the east side of the building needs to be adjusted on the plan. Commissioner Panitch commented that he concurs with Commissioner Samuels that the traffic flow on the site will be confusing and it may be difficult for pedestrians to travel safely between the buildings. He agreed that Starbucks is an excellent tenant for the site and this would be a good business addition for the Village. He said, however, that he cannot support the plan for the drive-through as currently proposed. Commissioner Smith noted that there have been two workshops and now a public hearing on the proposed plan, and two traffic consultants have reviewed the various versions of the site plan. Both traffic experts have concluded that the plan as now proposed will not cause problems with traffic flow on the site. He noted that Starbucks is a "blue chip" company and will be a welcome addition to the Village at this location. Chairman Ottenheimer commented that he has been trying to balance the various aspects of the plan in terms of traffic circulation and the need to encourage good businesses at the site. He said that on balance, the fact that this center will not be a high-volume site in terms of traffic, at least in its early stages, have led him to conclude that the drive-through as proposed is acceptable. He noted that the plan does have some shortcomings, but it is probably the best layout that can be accomplished based on the circumstances. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Trilling, Dunn, Feldgreber, Smith, Ottenheimer NAPES: Samuels, Panitch ABSENT: None ABSTAIN: None The motion passed 5 to 2. CULVER' S RESTAURANT WITH DRIVE-THROUGH FACILITY, BUFFALO GROVE TOWN CENTER 1.6-ACRE SITE NORHTEAST OF TOWN PLACE, ADJACENT TO ILLINOIS ROUTE 83, AMENDMENT OF A PLANNED UNIT DEVELOPMENT(P.U.D.) AND PRELIMINARY PLAN AND APPROVAL OF BUILDI NG ELEVATIONS AND MATERIALS, CONCEPTUAL LANDSCAPING PLAN AND A SPECIAL USE FOR A DRIVE-THROUGH FACILITY IN THE COMMERCIAL SUB-DISTRICT OF THE B-5 TOWN CENTER PLANNED DISTRICT Moved by Commissioner Samuels, seconded by Commissioner Trilling, to recommend approval to the Village Board of the petition by Michael Werchek of Werchek Builders for amendment of a Planned Unit Development, approval of a Preliminary Plan and approval of a special use for a drive-through service window to construct a Culver's restaurant with a floor area of approximately 4,500 square feet on a 1.6-acre parcel in the Commercial/Recreational sub-district pursuant to the testimony and exhibits presented by the petitioner at the public hearing, with the following variation: ZONING ORDINANCE — Section 17.44.060.D.1 J. (to allow a paved area to encroach into the required 20-foot landscaped buffer area along Illinois Route 83), subject to compliance with the recommendations of the Village's traffic consultant concerning striping of the traffic lanes at the access to IL Route 83 and construction of the curbing to guide traffic at the south end of the site adjacent to the access to the drive-through facility. Commissioner Samuels noted that although he did not include language in the motion, the Village's expectation is that the business will be a "good neighbor" to the adjacent residential areas and the business will be conducted in compliance with applicable regulations concerning operational issues such as sound and odor. Commissioner Trilling inquired if the motion should specifically cite the proposed building materials and landscape plan. Commissioner Samuels noted that the exhibits presented at the public hearing are part of the record, and the motion refers to the exhibits. Mr. Pfeil commented that the P.U.D. ordinance would include provisions to address impact issues such as sound and odor. Commissioner Samuels commented that the BelmontCorp as the original petitioner did a lot of work to find a high-quality restaurant for this site to comply with the directive of the Village Board. Culver's is the only restaurant operator that has come forward with a specific plan. The petitions to amend the P.U.D. for the Belmont Village Assisted Living facility and the Culver's restaurant is essentially a downzoning from the previous plan that approved a hotel and banquet facility. He said that any cut-through traffic that may be occurring in the adjacent residential areas will not be made any worse by this development. He noted that the proposed building materials are appropriate for the site. The building materials and colors are actually muted in comparison to the standard materials often used on Culver's restaurants. Commissioner Feldgreber inquired if the access lane allowing traffic movement straight across Route 83 to Cherbourg Drive should be eliminated. Mr. Werthmann noted that the Illinois Department of Transportation (IDOT)will review the proposed lane configuration as part of the permitting process. Commissioner Samuels suggested that any restrictions on the access to Route 83 be evaluated by the Village after there is some experience with traffic flows using the new access. At this point there is no evidence to suggest that cut-through traffic will be a problem for the residential area served by Cherbourg Drive. He commented that the traffic lanes should be clearly marked with appropriate arrows to make sure that traffic moves safely in and out of the new access to Route 83. Commissioner Panitch commented that the developer has done a lot to soften the colors of the building materials for the proposed restaurant and the site plan has been improved during the Plan Commission review process. Commissioner Trilling commented that he initially did not see the necessity for a restaurant at this site, but the Village Board directed BelmontCorp to find a commercial use for the property. Based on the Board's interest in having a commercial use, the proposed plan is probably the best layout for a restaurant. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Samuels, Trilling, Dunn, Feldgreber, Panitch, Smith, Ottenheimer NAPES: None ABSENT: None ABSTAIN: None The motion passed 7 to 0. CHAIRMAN'S REPORT—None FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next meeting will be the regular meeting on September 20, 2000 concerning a workshop for the proposed VoiceStream antenna tower on the Cotey property and a workshop concerning the Forum Properties proposed residential development at Park Avenue and Main Street. STAFF REPORT -None NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Feldgreber, seconded by Commissioner Smith and carried unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 10:30 PM. Respectfully submitted, Robert E. Pfeil, Village Planner APPROVED BY: LESTER OTTENHEIMER, Chair Board or Commission: ❑ Plan Commission Document Type: ❑A e g nda 0 Minutes Meeting ate: 09/06/2000 Type of Meeting: PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION September 6, 2000 Culver's restaurant with drive-through facility, Buffalo Grove Town Center,Amendment of a Planned Unit Development (P.U.D.) and Preliminary Plan and approval of building elevations and materials, conceptual landscaping plan and a Special Use for a drive-through facility in the Commercial Sub-district of the B-5 Town Center Planned District Chairman Ottenheimer called the hearing to order at 8:15 PM in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Ottenheimer read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Ottenheimer Mr. Samuels Mr. Trilling Ms. Dunn Mr. Feldgreber Mr. Panitch Mr. Smith Commissioners absent: None Also present: Mr. Michael Werchek, Werchek Builders Mr. Harold Francke, Piper Marbury Rudnick and Wolfe Mr. Michael Werthmann, KLOA, Inc. Ms. DeAnn Glover, Village Trustee Mr. Jeffrey Braiman, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: EXHIBIT 1 Site plan dated August 16, 2000 by Allen L. Kracower and Associates EXHIBIT 2 Landscape Plan dated August 11, 2000 EXHIBIT 3 Preliminary Traffic Analysis dated August 15, 2000 by Michael A. Werthmann, KLOA, Inc. EXHIBIT 4 Material samples of building roof shingles and building brick EXHIBIT 5 Building elevation sheet of proposed Culver's restaurant EXHIBIT 6 Preliminary Engineering Plan dated August 21, 2000 by Cowhey Gudmundson and Leder, Ltd. Mr. Francke stated that Mr. Werchek is the contract purchaser of the site, which is zoned in the Commercial Sub-district of the B-5 Town Center District. He noted that the proposed Culver's restaurant plan has had two workshops with the Plan Commission prior to the present public hearing. In addition, the Culver's restaurant has been presented to the Village Board when the Board approved the P.U.D. amendment for the Belmont Village assisted living facility on an adjacent parcel. He noted that BelmontCorp is the contract purchaser of the entire 6.1-acre tract. The assisted living facility is planned for a 4.5-acre site and the Culver's restaurant site of 1.6 acres will be sold to Mr. Werchek. He noted that the P.U.D. ordinance approved for Belmont Village requires that a Culver's restaurant be developed on the 1.6-acre site. Mr. Francke noted that a restaurant is a permitted use in the Commercial sub-district of the B-5 District, and the drive-through service facility requires a Special Use. He stated that a variation is requested concerning the width of the landscaped buffer yard along Route 83. He commented that the prior approval for the 6.1-acre site was for a five and six-story hotel and banquet facility, which was a more intense use of the site than the proposed three-story assisted living facility and restaurant. Mr. Werchek stated that Culver's currently operates 106 restaurants and plans to expand to 135 locations within the next six months. Culver's is based in Wisconsin, and northern Illinois is the area designated for most of the new locations. He said that Culver's serves cooked to order hamburgers, chicken, and related foods and specializes in custard. He stated that a site of approximately 1.2 to 1.6 acres is needed for a typical Culver's store. The drive-through service window is an important part of the business. The proposed site plan provides 12 stacking spaces for vehicles using the drive-through. Mr. Werchek noted that three stacking spaces are provided beyond the pay window so that customers can wait for their orders to be brought out to their vehicles. He said that a drive-through order is prepared in approximately four minutes. Mr. Werchek stated that pick-up for garbage would be limited to "off hours," and the regular restaurant hours will be 10:00 AM to 10:00 PM. He stated that no breakfast service is planned. Mr. Werchek noted that the trash enclosure area will be located within the building, and the enclosure will be covered with a roof to minimize impacts on adjacent properties. He said that two parking spaces have been added in the area along Route 83 previously planned for the trash enclosure. He noted that the Village traffic consultant recommends a curbed island to direct traffic near the entry to the drive-through lane, and this detail can be added to the plan. Mr. Werchek stated that an extensive landscaping plan has been developed to screen the site along Route 83 and along the west access road. He said that the plan will include rock outcroppings and various shrubbery plantings along Route 83. The site will have a sprinkler system for the plant materials, and the plantings will be well-maintained. He said that the plan would be modified to provide an accessible sidewalk as noted in the Village staff report. He noted that the Village Forester has reviewed the preliminary landscape plan and has said that the plan is acceptable. Mr. Francke noted that the site is elongated north/south and there is no direct access to Route 83. The site is bounded on three sides by roads and by a parking lot and access aisle on the south. Based on the configuration of the site a variation is requested to allow an encroachment into the 20-foot landscaped yard along Route 83 for a portion of the by-pass lane that serves the drive-through. The drive-through has been located along the Route 83 side of the building to minimize any impacts on the closest residential properties in Town Place. He noted that other residential areas are separated from the site by Route 83. He stated that the Belmont Village and Culver's developers will create a new access driveway to Route 83, including required turn lanes. Mr. Werthmann stated that the proposed access road to Route 83 will be aligned with Cherbourg Drive. Turn lanes for left turns will be installed on Route 83 at this intersection. The Illinois Department of Transportation (IDOT) has been advised of the plan, and IDOT has issued the letter dated April 19, 2000 included in the Preliminary Traffic Analysis report. He noted that the main driveway to the Culver's site will be located along the new access road between Route 83 and Town Place Parkway. The Belmont Village and Culver's driveways will be offset an appropriate distance. He noted that Culver's has a second access on the south side of the site via a driveway shared with the ENH medical facility. He stated that the Culver's plan provides vehicle stacking for the drive-through and customer parking in excess of the Village's minimum zoning standards. He commented that the curbing near the drive-through lane can be installed pursuant to the Village traffic consultant's recommendation. Mr. Werthmann noted that issues have been raised concerning the access and traffic impact of the Belmont facility and the Culver's restaurant. First, the need for a new access to Route 83 has been questioned. He stated that this access will provide a safe and efficient entry and exit into the Belmont and Culver's sites and minimize the traffic impact on adjacent residential properties in Town Place. This access will provide a more flexible traffic circulation pattern for this portion of Town Center. He noted that the new access to Route 83 was approved for the hotel and banquet facility, which would have had a much more noticeable traffic impact on Town Place and on Route 83 than the proposed assisted living and restaurant uses. Mr. Werthmann said that the second traffic issue is the concern that the new access on Route 83 aligning with Cherbourg Drive will create cut-through traffic for the residential areas on the east side of Route 83. He stated that there will be minimal, if any, traffic impact on the residential areas east of Route 83 attributable to the assisted living facility or the restaurant. He stated that the "cut-through" route does not provide a faster travel path to the proposed developments, so motorists will not use these residential streets to access Belmont or Culver's. He noted that cut-through movements are used typically when traffic on adjacent roads is at peak volume, and it won't be attractive for motorists to try to cross Route 83 to access the new developments from Cherbourg Drive. He said that most motorists would use traffic signals at Pauline and Buffalo Grove Road to access the sites via Route 83. Mr. Werchek reviewed the proposed building materials and colors. He stated that the neon banding noted on the building elevation is part of the Culver's prototype design, but this feature would not be used on the Buffalo Grove Culver's. He stated that the roof would have standard shingles, not a metal material. The roof color would be a dark blue known as "Harbor Blue." The building brick would be muted beige with a tint of gray. The fascia would be aluminum with a cream color. Mr. Werchek referred to the proposed building elevation and noted that the HVAC equipment would be screened on the roof. He commented that the trash enclosure area would have the same roof and wall materials as the rest of the building. Mr. Werchek noted that blue and white are the standard colors for Culver's restaurants, and these colors will be used in the interior of the store. He said that the proposed exterior colors are intended to satisfy the Village's appearance goals for the building while still allowing Culver's to use its basic corporate colors. He noted that he would like to have a sign that would allow a custard "flavor of the day" to be posted, but this can be deleted from the sign package if necessary. Mr. Francke stated that the proposed Culver's restaurant will generate sales tax for the Village and will create pedestrian and vehicular traffic that will benefit the commercial and residential areas of Town Center. He stated that the requested variation of the landscaped setback along Route 83 is due to the elongated shape of the site and the extensive frontage along Route 83. He noted that the drive-through lane will be located along Route 83 to minimize impacts on the closest residences to the site, and the variation is needed for only a portion of the Route 83 frontage where the by-pass lane encroaches into the setback. The landscaping plan addresses this encroachment with extensive screening materials. He stated that the drive-through facility is critical to the success of the restaurant. He noted that the developer's traffic expert has testified that the drive-through lanes and overall traffic circulation pattern for the restaurant are well-designed and appropriately located on the site. Commissioner Trilling commented that he prefers that changeable copy not be used in the sign for the restaurant. He inquired if the by-pass lane could be reduced in width. He said that if the by-pass lane will be used for on-site traffic circulation, that might be a reason to maintain it at the proposed width. He suggested that the crosswalk on the access driveway be moved farther west away from the intersection with Route 83. Mr. Werchek said that he could adjust the width of the by-pass lane if the Village determines that it is advisable. He said that reducing the lane to 20 feet in width might make it too narrow for motorists to feel comfortable when using it. He said that although most of the traffic will enter the site from the Route 83 driveway, the by-pass lane will be used for on-site circulation. He commented that the crosswalk could be moved as suggested by Commissioner Trilling. Commissioner Trilling inquired if the building materials are finalized as presented or if modifications are contemplated. Mr. Werchek said that the building materials and colors as presented at the hearing are intended to be "final." He stated that the textured roof shingle is manufactured by Owens-Corning and is identified as "Harbor Blue." The brick is a clay brick, produced by the Pine Paul Brick Company. The fascia is aluminum made by the Rollex Company and identified as "Shell," which is a beige color. He stated that the garbage enclosure would have a board-on-board cedar fence stained with the "Shell" color of the fascia. Commissioner Dunn asked for confirmation that the roof would be use shingles, not metal. She inquired if awnings will be used on the building. Mr. Werchek stated that the roof would be a textured shingle, not metal. Mr. Werchek said that he would like to use awnings with a slate blue color. Commissioner Dunn asked if the columns on the building would be blue and if there will be black and white banding on the building. Mr. Werchek said that the columns would be the "Shell" color. He said that he will not use banding on the building. He indicated that blue trim would be used on the awnings and signs. Commissioner Feldgreber inquired if the requested zoning variation can be handled as part of the P.U.D. amendment. Mr. Pfeil replied affirmatively. Commissioner Panitch inquired where the order screen is located for the drive-through facility. Mr. Werchek said the orders are taken at the corner of the building along Route 83. He noted that orders are walked out to the customers' vehicles, and four stacking spaces are provided after the pay window. Commissioner Panitch asked if the Zoning Ordinance specifies where the stacking spaces for a drive-through are to be located. Mr. Pfeil said that the ordinance does not specify the location of vehicle stacking spaces in relation to the pay window. Commissioner Panitch inquired if stops signs will be provided at the pedestrian walkways and he asked where employees will park. He also asked how many employees will be at the facility. Mr. Werchek said that stop signs will be provided at pedestrian walkways. He commented that the location of employee parking hasn't been designated, but employees will be asked to park away from the building to provide better access to the parking for customers. He said that there will be 15 to 20 employees at the store at one time. He noted that the plan provides 71 parking spaces, while the ordinance requirement is 46 spaces. Jeff Burg, 212 W. Fox Hill Drive, said that he is concerned with possible cut-through traffic and he disagrees with the conclusion of the developer's traffic expert that minimal cut-through traffic will occur. He said that the Plan Commission should look for ways to direct traffic away from Cherbourg Drive. He suggested that right-in, right-out access or left-only and right-only exiting turns be considered for the driveway to Route 83 to discourage traffic from entering the residential area via Cherbourg Drive. He said that Cherbourg now has a lot of children, and additional traffic in the subdivision is a safety concern for parents. Mr. Burg said that he has concerns about noise being created by the restaurant. He noted that customers waiting in the drive-through lane may have the volume on their car stereos turned up loud enough for it to be a nuisance for adjacent residents. He said that sound from cars at the Amoco station and car wash can be heard at homes in Cherbourg. He suggested that signage be used on the restaurant site to advise customers that sound from their vehicles should be kept at a low volume. He commented that it is likely that Culver's would start serving breakfast at some point in the future, since competitors provide this service. He questioned if the restaurant would expand the 10:00 PM closing time to a later time, especially in summer months when customers would stop for items such as custard. Mr. Cappas, 503 Cherbourg Drive, stated that he has experience in the fast-food business as an operator of a Burger King restaurant for over 30 years. He noted that there are already a number of restaurant uses in the Route 83/Lake Cook Road corridor near the proposed Culver's site. He questioned the ability of Culver's to stay in business based on the competition in the immediate area. He said that a restaurant needs good visibility and access, and the site proposed for Culver's does not have the visibility needed for a fast-food restaurant. He said that Culver's will have to offer breakfast service and extend its operating hours to compete with other restaurants. He said that he is concerned with traffic safety for pedestrians trying to access the site when crossing Route 83. He commented that the pedestrian link between Culver's and the Belmont Village facility does not appear to have a safe crosswalk location. He inquired if there will be room on the Culver's site for buses and trucks. He noted that people use his driveway 10 to 15 times during the week to back up after coming in from Route 83. He stated that the previous approval for the hotel and banquet facility was wrong, and approving Culver's would also be wrong. Diane Garber, 723 Alsace Court, stated that the proposed Belmont and Culver's facilities will have a significant impact on the Cherbourg neighborhood, and the proposed development harms Buffalo Grove. She noted that at the June 5 and August 7 Village Board meetings the Village President said that the Plan Commission would review a detailed needs analysis of the proposed restaurant. She stated that both the assisted living facility and the restaurant are both uses that are already available in the immediate area. She noted that Town Center has a lot of vacancies. She stated that a taste profile analysis is used to assess the risk/reward ratio of a restaurant, and she believes that Culver's has an unfavorable taste profile at this site in Buffalo Grove. She stated that there will be cut-through traffic in the Cherbourg neighborhood to avoid the traffic signal at Buffalo Grove Road and Route 83. Hope Werking, 505 Cherbourg Drive, inquired why the Plan Commission isn't concerned that high-end user such as Starbucks isn't' locating at this site instead of Culver's. Gary Kahn, 351 Town Place, suggested that the Village take over ownership and maintenance of Town Place Parkway so that Town Place residents won't be burdened by the expense of maintaining a street that is being used by the assisted living facility and the restaurant. Stan Burg, 504 Cherbourg Drive, inquired why the site can't be a park. He said that open space would be a complementary use to the assisted living facility and could be used by residents and employees of the facility. He suggested that traffic exiting the new access driveway at Route 83 be limited to right and left turns, to eliminate possible cut-through into Cherbourg. He said that signs should be posted on the restaurant site advising customers of the Village's regulations concerning noise. He noted that he can hear the stereos from vehicles at the Amoco station. Sabrina Stern, 142 Toulon Drive, said that she is disappointed that the Village is considering approval of a restaurant so close to her home. She said that she does not want to look at a restaurant or be affected by the noise and odor it will create. Lawrence Levine, 1368 Larchmont Drive, stated that Culver's is more than a fast-food restaurant. He said that Culver's prepares its food "made to order," rather than using standard items such as Burger King and McDonald's. He said that Culver's is a family restaurant, and its business is growing because it has a family atmosphere. He said that Culver's belongs in Buffalo Grove because the restaurant is family-oriented. Jeff Burg reiterated his comment that the important issues to consider about the proposed restaurant are traffic impact, noise and operational issues such as control of garbage, litter and odor. He said that it is very important the impacts on adjacent residents be fully considered. Ms. Garber inquired if a taste profile analysis and market demand study for Culver's had been submitted to the Plan Commission. Chairman Ottenheimer said that this information was not presented to the Commission. Mr. Francke commented that the purpose of the public hearing is to review the site plan and related items such as the drive-through facility. He noted that a restaurant is a permitted use in the B-5 District, and the Village Board has specifically identified the Culver's restaurant as a preferred use for this site. He noted that a hotel and banquet facility was previously approved for the 6.1-acre tract, and these uses would have later hours and more traffic impact than the assisted living and restaurant uses. He said that the Belmont Village and Culver's uses are a "down zoning" compared to the previous hotel and banquet uses. Mr. Francke stated that the issues raised by Jeff Burg should be addressed, and the developer will work with the Village to develop reasonable standards and conditions for operation of the restaurant. He noted in response to a previous inquiry that there is no provision for buses and trucks to park on the restaurant property. He pointed out that both the developer's traffic expert and the Village's traffic consultant indicate that the Belmont and Culver's facilities will not create cut-through traffic problem for adjacent residential areas. Mr. Werchek said that Culver's requires the owner or franchise operator of each restaurant to be on the premises at least 25 percent of the day. He said that his wife has received extensive training from Culver's concerning operation of the restaurant. He commented that many Culver's stores are in towns with populations of 3,000 to 6,000. He noted that the Buffalo Grove store will have a much larger population base, and he is confident that the restaurant will be successful. He commented that Culver's is a "destination" type of restaurant that does not rely just on drive-by traffic. He said that the hours of 10:00 AM to 10:00 PM are sufficient, and he has no interest in providing breakfast service. There being no further comments or questions from anyone else present, Chairman Ottenheimer closed the public hearing at 10:00 PM. Respectfully submitted, Robert E. Pfeil, Village Planner APPROVED BY: LESTER OTTENHEIMER, Chair Board or Commission: ❑ Plan Commission Document Type: ❑A e g nda 0 Minutes Meeting ate: 09/06/2000 Type of Meeting: PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION September 6, 2000 Starbucks Coffee Shop with drive-through facility, Amendment of Planned Unit Development and Preliminary Plan in the B-3 District, the Shops at Aptakisic Creek, Buffalo Grove Road/Aptakisic Road Chairman Ottenheimer called the hearing to order at 7:30 p. m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Ottenheimer read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Ottenheimer Mr. Samuels Mr. Trilling Ms. Dunn Mr. Feldgreber Mr. Panitch Mr. Smith Commissioners absent: None Also present: Mr. Scott Gendell, Terraco, Inc. Mr. Jack Barbaccia, Stewart-Nosky Architects Mr. Michael Werthmann, KLOA, Inc. Ms. DeAnn Glover, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: EXHIBIT 1 Site plan (Sheet S-1) dated August 4, 2000 Stewart-Nosky Architects, Ltd. EXHIBIT 2 Landscape Plan (Sheet L 1) dated August 14, 2000 by Jack Gabriel Di Clementi, Inc EXHIBIT 3 Landscape Plan/Section (Sheet L1) dated August 14, 2000 by Jack Gabriel Di Clementi, Inc Mr. Gendell noted that the site plan has been revised as directed by the Plan Commission at the previous workshop. A full-width by-pass lane is provided in the drive-through area to allow motorists to "escape" from the line if necessary. The landscaped area north of the drive-through lane provides a 19-foot wide buffer. A two-way traffic aisle sits between the landscape buffer and the Walgreens drive-through. He noted that the pedestrian path between the two buildings has been shifted away from the exit of the Starucks drive-through and defined with signs and pavement markings to ensure pedestrian safety. A wrought-iron railing is used adjacent to Starbucks to direct pedestrians away from the drive-through exit. Mr. Gendell commented that the landscape buffer adjacent to the drive-through will soften the north elevation of the commercial building. In addition he noted that more landscaping has been added to the refuse area on the east side of the Starbucks space. He commented that a 10-foot brick wall will also screen this area. Mr. Gendell stated that Starbucks is an important tenant for the center because it will provide a service that the community wants and it will encourage other high-quality tenants to locate at the commercial building. He stated that the video footage he made at the Starbucks drive-through in Bartlett shows a maximum of three vehicles in the stacking lane at any one time. He said that vehicles did not wait in the line for more than four minutes before reaching the service window. He said that the longest that a vehicle waited at the service window was one minute, 15 seconds, but some vehicles finished as fast as 40 seconds at the window. He noted that there was not audible sound at approximately 60 feet away from the service window. Commissioner Smith inquired if the garbage pick-up would be scheduled to avoid conflicts with vehicles waiting in the drive-through lane. Mr. Gendell indicated that afternoon garbage pick-ups would be the optimum time relative to the number of vehicles in the drive-through lane. He commented that he would cooperate with the Village in working out an acceptable schedule. Commissioner Trilling requested a summary of the existing and proposed number of parking spaces on the property. Mr. Gendell stated that there are 149 parking spaces on the site, and there will be 13 4 spaces after the Starbucks drive-through is constructed. He noted that 119 spaces are required based on the total building area. Mr. Pfeil noted that 120 spaces are required using the gross building area as stipulated in the Zoning Ordinance. Mr. Gendell noted that in addition to the 134 spaces, another 9 spaces are being provided in the drive-through lane. Commissioner Trilling inquired about the "tail" pavement marking just north of the Walgreens drive-through entrance. Mr. Barbaccia indicated that this pavement marking is intended to define the entrance to the Walgreens drive-through to make sure that vehicles don't encroach on the pedestrian walkway. Mr. Werthmann noted that this pavement marking does not create any hazard for pedestrians and is actually intended to clarify the area that vehicles are intended to travel over. Commissioner Samuels commented that the pedestrian path should be modified to have an"S" curve rather than 90-degree turns in the landscaped buffer area. He inquired if the pedestrian path will have depressed curbs in the sidewalks adjacent to the buildings. Mr. Barbaccia said that depressed curbs and properly sloped ramps will be provided at the sidewalk entrances. Commissioner Samuels inquired if traffic on Aptakisic Road will be able to see the Starbucks drive-through. Mr. Gendell said that Starbucks is a "neighborhood" use that will be known to residents of the area. Commissioner Samuels asked if the pavement"jog" adjacent to the refuse area could be modified to allow more room for trucks. Mr. Barbaccia said that this adjustment could be made, but this may affect the extent of the area that was allowed a variation to have a reduced landscaped setback adjacent to the Com Ed property east of the site. Commissioner Panitch inquired if the railing on the sidewalk adjacent to Starbucks would extend far enough west and if it would have a handrail. Mr. Barbaccia answered affirmatively to both questions. Commissioner Panitch expressed concern about the visibility for northbound traffic on the site in terms of seeing vehicles exiting the Starbucks drive-through. Mr. Gendell commented that plant materials near the exit of the Starbucks drive-through are planned to be no higher than 36 inches. Commissioner Panitch asked if a bike rack will be provided adjacent to the commercial building. Mr. Barbaccia noted that the heights of some of the plant materials could be adjusted to ensure better visibility. Mr. Barbaccia indicated that there is probably room for a bike rack at the south end of the building. Chairman Ottenheimer inquired if the handicapped-accessible parking space and ramp near the entrance to the proposed Starbucks store meets applicable standards. Mr. Pfeil said that further review will be done prior to issuance of a building permit to ensure that the standards are met. Mr. Barbaccia stated that the parking space and ramp would comply with accessibility code standards. Chairman Ottenheimer said that in addition to meeting design standards, the accessible ramps should also be constructed with consideration of practicality and convenience for the users of the facilities. Mr. Raysa requested that the petitioner provide more specific testimony concerning the requested zoning variation. Mr. Gendell stated that the reduction of one vehicle space in the stacking lane will have no adverse affect on adjacent properties, the site or the tenants and customers at the site. He said that the proposed drive-through will provide a service that the residents in the community will use. There being no further comments or questions from anyone else present, Chairman Ottenheimer closed the public hearing at 8:10 p.m. Respectfully submitted, Robert E. Pfeil, Village Planner APPROVED BY: LESTER OTTENHEIMER, Chair