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1993-08-18 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION August 18, 1993 Concord Development Corporation, Route 83 North of Pauline - Annexation and Approval of a P.U.D. and Preliminary Plan in the R-5 One Family District Workshop #2 Amoco Service Station, southwest corner of Lake Cook Road/Route 83 - Rezoning to B-2 and Preliminary Plan Workshop #2 Outback Steakhouse, Buffalo Grove Business Park, Northeast Corner of Lake Cook Road/Weidner Road Amendment of Planned Unit Development Workshop #1 Chairman Silbernik called the meeting to order at 7: 30 p.m. in Room 24, Buffalo Grove Alcott Center, 530 Bernard Drive, Buffalo Grove, Illinois. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Samuels Ms. Genell Commissioners absent: Mr. Rosenston Mr. Berman Also present: Mr. Lawrence Freedman, Ash, Anos, Free an & Logan Mr. Paul Williams, JEN Land Design, In . Mr. Joe Safin, Bloodgood Sharp Buster Mr. Tracy Richard, Manhard Consulting Mr. Richard Piggott, Concord Developme Corporation Mr. John Egan, Amoco Oil Company Mr. C. A. Rudd, Amoco Oil Company Mr. Edward T. Graham, Attorney Mr. F. H. Panoyer, Penco Associates Mr. Michael Rolfs, Hamilton Partners Mr. Robert E. Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Genell, seconded by Commissioner Howard to Buffalo Grove Plan Comm-Regular Meeting-August 18, 1993-Page 1 approve the minutes of the regular meeting of July 21, 1993 . All Commissioners were in favor of the motion and the motion passed unanimously. Moved by Commissioner Genell, seconded by Commissioner Krug to approve the minutes of the public hearing of August 4, 1993 regarding The Daube Company. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Goldspiel and Genell abstaining. Moved by Commissioner Rhodes, seconded by Commissioner Krug to approve the minutes of the public hearing of August 4, 1993 regarding Malnati's Pizzeria. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Goldspiel and Genell abstaining. Moved by Commissioner Rhodes, seconded by Commissioner Genell to approve the minutes of the regular meeting of August 4, 1993 . All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Goldspiel and Genell abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Goldspiel reported on the Village Board meeting of August 16, 1993 of the following items: 1. Approval of The Daube Company Special Use 2. Approval of Malnati's Pizzeria Development Plan 3 . Referral to the Plan Commission of Checker Place at Buffalo Grove Road and Checker Road 4 . Discussion of the DeGrazia property on Prairie Road south of the new District 102 middle school site CONCORD DEVELOPMENT CORPORATION, ROUTE 83 NORTH OF PAULINE (ADJOINING CHERBOURG TOWNHOMES) - ANNEXATION AND APPROVAL OF A P.U.D. AND PRELIMINARY PLAN IN THE R-5 ONE FAMILY DWELLING DISTRICT -- WORKSHOP #2 Mr. Freedman of Ash, Anos, Freedman & Logan, stated that the parcel under discussion was previously brought before the Plan Commission by a prior developer. Concord Development then took over the contract on the property and proposed R-8 zoning for 42 townhouse units. The Village Board indicated that a single-family project is the Village's preference for the property. Concord is now proposing a horizontal condominium form of development for 26 single-family units. Each lot will be a condominium unit owned entirely by the owner of the unit and whatever common elements exist will be owned in common analogous to any other Buffalo Grove Plan Comm-Regular Meeting-August 18, 1993-Page 2 common elements in a vertical condominium. Mr. Paul Williams of JEN Land Design, Inc. reviewed the elements of the original plan and stated that the new proposal contains the same general design concept of a single family unit with a multi family life style. There will be common shared open space with fee simple ownership. Mr. Williams stated they are proposing 26 units with 3 . 5 units to an acre with the same minimum yard separations as previously proposed. He noted that they have maintained a 500 foot length for the cul-de-sac and a greater setback along Route 83 of approximately 43 feet for Unit 8 and 55 feet for Unit 9 . He stated that there is a minimum side to side separation of 14 feet between dwelling units. He further noted there will be a 35 foot rear yard and they would be staying off a minimum of 20 feet from the Lake Countysanitarysewer easement that runs through the g site. Mr. Williams stated that each unit will have a two-car garage. Two cars would be also be able to park in the driveway of each unit. This is a ratio of four parking spaces for each unit, which would adequately accommodate guest parking. Overflow guest parking can be accommodated on street in this kind of development, providing approximately 24 to 32 parking spaces. He further noted that approximately 58 percent of the site is open space. Mr. Joe Safin of Bloodgood Sharp Buster reviewed the proposed housing product consisting of four two-story units. The square footage ranges from 1,700 square feet to 2,250 square feet and the price range is from $240, 000 to $275,000. Mr. Safin reviewed the models and noted that they include such features as extensive use of exterior detailing, crown molding, trim mold, strong porch elements, transom glass, great rooms and volume ceilings. Mr. Freedman stated that this entire parcel would be subject to a condominium declaration and such a document would commit to all of the relevant cross easements and assessments and give the Village optional rights of enforcement. Chairman Silbernik asked that the tree survey and fencing problems be addressed. Mr. Richard Piggott of Concord Development Corporation stated that the tree survey is being prepared and would be available for the public hearing. Mr. Piggott also stated that they would be willing to provide a restriction in the covenants as to the size of decks but would not want to eliminate individuality in the design of said decks. He stated that maximum size and material could be restricted to assure the Village of some kind of Buffalo Grove Plan Comm-Regular Meeting-August 18, 1993-Page 3 uniformity. Several different types of decks styles could be offered to go with certain units. Chairman Silbernik asked if the Fire Department's concerns about the turning radius had been resolved. Mr. Pfeil stated that the turning radius does meet the Development Ordinance. He stated garbage trucks would be able to use the cul- �✓ de-sac, although the largest fire equipment would have to back out of the cul-de-sac. He said that he had reviewed this matter with the Village Engineer who indicated that this type of cul-de-sac is not unusual in the Village. Commissioner Goldspiel stated the greatest concern about the decks is how far out they are to extend and in what direction. Mr. Piggott stated that the dimensions of the decks could be addressed by stipulating maximum dimensions. Commissioner Goldspiel noted that the land plan concept looks fine but asked what kind of attraction there would be for condo ownership where two thirds of the property would still need to be maintained by the individual owners. Mr. Freedman stated that younger buyers exhibit proprietary interests in their property and have a need for back yards. Therefore the unit line is spread out. He further stated that a single family development would possibly require too many variations if standard R-5 lots are platted. He stated that even if this were platted as a single family development, there would be a need for an association for the maintenance of the detention area. Commissioner Goldspiel noted that many people seem to be leery of condominium ownership because of expenses and governance problems. Mr. Freedman stated that more people are leery of condominium ownership when recreational facilities are involved as those are the things that incur the greatest expenses. Commissioner Goldspiel asked about the design of the stormwater detention facility. Mr. Richard stated the detention would be a dry basin approximately five feet at the deepest point. Commissioner Goldspiel asked if there is a sanitary sewer easement beneath the proposed detention. Mr. Richard stated that there is a sanitary sewer easement beneath the detention area which is approximately 17 feet below ground. Commissioner Goldspiel noted that it would seem that there could Buffalo Grove Plan Comm-Regular Meeting-August 18, 1993-Page 4 be some concern with infiltration in this kind of situation. Mr. Richard stated that the groundwater adjacent to the pipe is as important a factor as anything that they would be doing and he has no concern for a sanitary sewer because it is well removed from any kind of filtration. Mr. Piggott stated that the EPA requirements for separation between a sanitary sewer and a potable water source is 10 foot horizontal separation or an 18 inch vertical separation. Commissioner Goldspiel asked what happens if maintenance should be required on the pipe in the easement and there is a storm which requires the detention area to be used. Mr. Richard stated in such a worst case scenario the area would be bermed off to one side so that it could be used during repair. He noted that on a 30 inch sanitary line it would have to be a major catastrophic problem to require any such large repair. Commissioner Goldspiel asked that these issues be addressed by the Village Engineer at the next meeting. Commissioner Goldspiel asked if Lake County had expressed any position on the easement. Mr. Piggott stated both Lake County and the Village Engineer's comments would be presented at the public hearing. Commissioner Goldspiel asked if there is any possibility of having a smaller detention area or if there are any other alternatives to handle detention. Mr. Richard stated that the Lake County Stormwater Management Ordinance requires this size of detention area, and going to a wet facility would not provide any opportunity to reduce the area of the detention facility. He noted that the release rate of water from the facility is one of the aspects of the Lake County Ordinance that tends to make the detention area larger. Commissioner Goldspiel asked if there is a possibility of handling the stormwater offsite. Mr. Richard stated it would not be possible to get a flow of water without damage to the existing system. Commissioner Goldspiel asked if the detention would be underdrained. Mr. Richard stated they would by-pass the storm sewer and hook up to the release pipe. Buffalo Grove Plan Comm-Regular Meeting-August 18, 1993-Page 5 Commissioner Goldspiel asked how long the basin would stay wet after a storm event. Mr. Richard stated it would remain wet approximately 20 hours. Mr. Piggott stated that they will add underdrains to those areas that stay wet the longest. Commissioner Krug asked if the streets would be public or private. He also asked if a sidewalk is required on Route 83 , and if it would connect to the sidewalk along Pauline Avenue. Mr. Freedman stated that the streets would be public and dedicated. Mr. Pfeil stated that a five foot sidewalk is required along Route 83 and also on both sides of the internal streets in the development. He noted that the development parcel does not go all the way to Pauline Avenue because there is a separate parcel under different ownership at the corner of Route 83 and Pauline Avenue. He said it would appear that Concord should be required to connect the Route 83 sidewalk to the Pauline Avenue sidewalk if easements or right-of-way could be obtained from the other parcel. Mr. Piggott confirmed that Concord does not own the parcel at the corner of Route 83 and Pauline Avenue, but they would connect the sidewalk to Pauline Avenue if right-of-way is available. Commissioner Rhodes inquired how many children per home are projected. Mr. Piggott stated that children would probably be pre-teenagers or teenagers, not younger children. He said the homes are a move- up type of product, so the buyers will be probably be middle-aged people with older children. Commissioner Rhodes asked if these homes will include basements. Mr. Piggott stated basements would be standard. Commissioner Rhodes stated that he is very concerned with the decks and would like to have the standards set before the homes are marketed. Mr. Freedman noted that he would like the staff to suggest the parameters. Commissioner Rhodes asked if construction vehicles would be driving through Cherbourg during the construction period. Mr. Piggott stated that no vehicles will go through Cherbourg as there is access off of Route 83 which will be used for sales and Buffalo Grove Plan Comm-Regular Meeting-August 18, 1993-Page 6 construction. Commissioner Rhodes asked what kind of building materials would be used. Mr. Piggott stated that there would be no loud or bizarre colors. There would be an assortment of soft muted colors with 100 per cent sodding and foundation plantings. He stressed that they will also be berming along Route 83 with heavy landscaping. Commissioner Howard asked how big of a berm would be constructed along Route 83 . Mr. Piggott stated the berm would probably be 30 feet wide and 4 feet high with landscaping on top. He further noted that there would be some landscaping along the north between the Cherbourg development and the proposed development. Commissioner Genell asked what the distance is between the Cherbourg units on the north and the proposed development units on the north. Mr. Williams stated they would be approximately 30 to 35 feet apart. Commissioner Genell asked if the covenants will address fences. Mr. Freedman stated the covenants will address fences in any manner the Village deems necessary. Mr. Piggott stated that they do not want to eliminate fences but will be glad to spell out exactly what is acceptable. Height and style would be established to present a uniform look. Commissioner Genell stated she would like to see that specified before voting on this proposal. Commissioner Genell asked if patios are to be allowed. Mr. Freedman stated they would not be precluded but would also prescribe limits on those patios in the same manner as the decks. Commissioner Genell asked if any soil borings had been conducted. Mr. Piggott stated they had not been concluded as yet. Commissioner Genell asked if it would be possible to use a street connection to Route 83 as the permanent access for the development. Mr. Piggott stated that it is very unlikely that the Illinois Department of Transportation (IDOT) would allow this connection. Buffalo Grove Plan Comm-Regular Meeting-August 18, 1993-Page 7 He noted that Pauline Avenue would be very close to the street into the development, and the distance does not meet IDOT's criteria for street separations onto major arterials. Mr. Pfeil stated that the Village's traffic consultant concurs that the development should not have a permanent street connection to Route 83 . Commissioner Samuels noted that the original concept was designed and presented as appealing mainly to empty nesters. The proposed plan is designed with younger families in mind and it does not seem necessary to have condominium ownership. As a single family development it would not be necessary to have restrictions on fences, patios and other items. Mr. Freedman stated that the developer is willing to try to plat the development as a standard R-5 plan. Mr. Pfeil stated that meeting the R-5 lot width standard of 60 feet is the biggest deficiency the plan would have if it is platted as separate lots. Commissioner Samuels noted that common exterior maintenance would not be provided for in any case and therefore there is even less reason to market these units as condominiums. Chairman Silbernik stated that the condominium style of ownership presents problems with fencing and consistency of decks and noted he is particularly concerned with the fencing problems. He noted that if the development were platted as conventional lots, each lot owner would be responsible for his individual deck and fencing. Commissioner Krug asked how a conventional plat would differ from the condo units being described by Mr. Freedman. Mr. Freedman stated that the plat for the condo project would show "units, " not lots. Chairman Silbernik directed the staff to discuss platting alternatives with the developer and determine if the project should be platted as a conventional R-5 plan or as a condominium form of ownership. Mr. Piggott requested that the project be allowed to proceed to a public hearing. The Commission concurred that the project could be scheduled for a hearing, but the form of ownership would need to be resolved prior to submission of documents for the hearing. Buffalo Grove Plan Comm-Regular Meeting-August 18, 1993-Page 8 AMOCO SERVICE STATION, SOUTHWEST CORNER OF LAKE COOK ROAD/ROUTE 83 REZONING TO B-2 AND PRELIMINARY PLAN -- WORKSHOP #2 Mr. Graham presented the development team and noted that each would speak on their respective areas of expertise. Mr. Panoyer of Penco Associates presented three different plans. The Master Plan and Tree Mapping Plan was discussed and it was noted that most of the trees in this area are not attractive. He noted this is a mud bog area full of decaying trees. Mr. Panoyer then reviewed the landscape plan for the Amoco parcel. He noted that there are an appropriate number of trees and shrubs to be planted on the site. He noted that there are no quality trees on the Amoco portion of the property and trees would be replaced. All trees to be used will be evergreens of substantial size or hardwood trees in the largest caliper available. Mr. Panoyer stated that the landscape plan includes an automatic irrigation system that waters 7 days a week over a 24 hour period. This uses a very small amount of moisture to water a very large area. Mr. Panoyer stated that the second parcel would be cleaned, leaving only the best trees. The area would be hydroseeded and there would be a bikepath running along the entire length of the parcel. He noted that Amoco would be spending approximately $62 , 000 for beautification on the second parcel and at least $28, 000 for station landscaping. Mr. Rudd reiterated the fact that all points of sale must be located within the Lake County portion of the parcel in order to be competitive. The building has been placed outside of the canopy so that all islands can be kept on the Lake County side and still provide excellent site circulation. He noted that cars coming off of Lake Cook Road would flow into the pump islands and either go directly or through the car wash further south. He further stated that there is sufficient stacking room for 8 cars at the car wash which only takes three minutes. This would present only a minimal line up situation. Mr. Rudd stated that this car wash is set up for a quick, get the dust off wash instead of a full service extensive wash and would not attract lines of waiting cars. He further noted that setbacks have been established to accommodate future road widening. Mr. Panoyer stated that the parcel will also have large containers at the end of each pump island with a tree and annual flowers. Mr. Rudd stated that they have provided a layout with very good on site circulation that provides sufficient stacking space. Sufficient parking has been provided and one additional space will Buffalo Grove Plan Comm-Regular Meeting-August 18, 1993-Page 9 be provided if required. Mr. Egan stated that it is critical that the cashier area remain in Lake County. He further stated that this particular car wash will be different than the one at the Amoco station on Route 83 and Buffalo Grove Road. This will be a touchless car wash system. A wand sprays cleaning fluids over the car and nothing ever touches the car thereby preventing any scratches to the car. Commissioner Goldspiel asked if it is Amoco's intention to clear out the thicket on the entire parcel and install a bikepath throughout as well as around the perimeter. sidewalk around the perimeter Mr. Rudd stated that they will put a ide alk if so required. Commissioner Goldspiel noted that several black walnut trees were mentioned at the last meeting and yet none were mentioned at this meeting. Mr. Panoyer stated that there are no black walnut trees present on the site to his knowledge. He stated that if there are any such trees on the site, they will be preserved. Commissioner Goldspiel asked if Amoco is willing to dedicate the necessary right-of-way for future widening of the road. Mr. Graham stated that Amoco leases this property from a private owner who is not interested in dedicating any land for public right-of-way. His reason for that is that this is very valuable land and if and when the additional land is needed, he would want to be compensated for same. He further noted that this widening project has not even been budgeted by Cook County and is not in the County's five-year plan. Commissioner Goldspiel stated that this facility lives off the traffic volumes that go by it and in order to serve this need it is necessary to be able to handle this kind of traffic and that future improvements need to be provided for at this time. He further noted that if certain variations and uses are allowed and the County then decides to widen the road that dedicated land suddenly becomes even more valuable and the County must then pay a higher price for the land. He further stated that if those areas that may be needed for road widening are taken out, there is no viable entry and exit plan nor enough stacking space. Mr. Rudd stated that there will be twelve fueling positions at this station with sufficient room to get around the pump islands. He stated that the closest island is still setback 40 feet whereas the state requires only 20 feet of setback. He noted that there is sufficient room for the traffic to circulate. Commissioner Goldspiel stated that he sees a problem with cars Buffalo Grove Plan Comm-Regular Meeting-August 18, 1993-Page 10 moving in and out from the Lake Cook Road access as well as a problem with the stacking space of cars coming in from Lake Cook Road. Mr. Graham stated that this station seems no different from the Shell station across the street which has substantially more traffic ingress on the Lake Cook Road side that this Amoco station would have. Commissioner Goldspiel stated that the traffic pattern in the Shell station is entirely different in that the pumps are not facing Lake Cook Road but rather at right angles to the road. Chairman Silbernik stated that 70 percent of the traffic that will use the Amoco station will be coming from eastbound Lake Cook Road. As such, there will be problems with egress and ingress onto Lake Cook Road. Mr. Graham stated that this is not an attractive existing site and Amoco is offering the opportunity to do something for the site. However, if that offer to develop the site is not satisfactory to the Commission then there is very little they can do. Commissioner Goldspiel noted that the Village has not created the constraint concerning the point of sale issue that is driving Amoco's land planning. Mr. Rudd agreed that most of the traffic for this station would be coming from eastbound Lake Cook Road. He noted that many of these cars would be using the car wash and going out on Route 83 . The rest of the cars that pull up to the pump islands would turn around and exit from the Lake Cook Road driveway. Commissioner Goldspiel stated that most of the cars would move out from the pump islands and turn around and try to exit from the Lake Cook Road side which is very close to the Route 83 intersection. He commented that the plan does not appear to provide enough room for on-site traffic circulation, and cars trying to exit onto Lake Cook Road will be in conflict with traffic entering the site to get to the pump islands. Commissioner Samuels stated traffic problem could be avoided by removing the car wash and moving the exit on Route 83 farther south. Commissioner Rhodes asked if this station would be owned or leased by Amoco. Mr. Rudd stated that Amoco will probably lease this station. Commissioner Rhodes stated that he cannot accept this kind of circulation pattern. He said that he concurs with Commissioner Buffalo Grove Plan Comm-Regular Meeting-August 18, 1993-Page 11 Goldspiel's comments concerning on-site traffic circulation problems relating to the proximity of the pump islands to Lake Cook Road. Commissioner Howard stated that there is no question that this plan would be very congested and concurred with the opinions of Commissioners Rhodes and Goldspiel. She asked if Amoco would consider a "do not enter" sign at the Route 83 driveway for the car wash. Mr. Rudd stated that would be no problem. Commissioner Genell stated that she also has a problem with the traffic circulation. However, she noted that the Village of Buffalo Grove has gone on record as opposing the widening of Lake Cook Road and it seems inconsistent to require right-of-way from the Amoco site. Chairman Silbernik stated that improvements to the intersection at Route 83 are needed even if the overall Lake Cook widening project is not implemented, and the intersection improvements would still require right-of-way. Commissioner Samuels stated that the overall development is extremely beneficial and desirable for the Village. He stated that there will be a barrier median on Lake Cook Road which will stop cars from making a left turn lane into the Shell Station at that point. This would make a gas station on the proposed corner highly desirable for the Village as will the landscape improvements proposed for the entire parcel. Commissioner Samuels noted that eliminating the second curb cut on Route 83 and moving the single curb cut farther south and eliminating the car wash for which there is not enough stacking, will make this plan better. He noted that the Village does need car washes, but of the destination type that provide quality washing that people will go to as a specific trip, not when they need gas. Commissioner Samuels further noted that he has a problem with creating greater land value for the owner of the property which has a low value at the present time, and the land owner should not get a windfall for the land needed for right-of-way. He asked if Amoco could buy out the lease and acquire the land to expedite the dedication of right-of-way. He commented that it appears that the site has the same economic value to Amoco whether or not right-of- way is dedicated. Mr. Egan stated that the land owner will not sell the property. He further noted that without the car wash this will not be an economically viable project because 30 to 35 percent of the traffic volume to the site would be lost without the car wash Buffalo Grove Plan Comm-Regular Meeting-August 18, 1993-Page 12 facility. Commissioner Samuels stated that he does not see the car wash making the difference based on the fact that the Shell station will be cut off from eastbound Lake Cook Road traffic due to the barrier median. This means that all such traffic will probably be using the Amoco station. Chairman Silbernik stated that he agreed with Commissioner Samuels regarding the car wash and he noted concern with the entrance at Lake Cook Road and the associated traffic problems. He noted that in the minutes of the May 5, 1993 workshop Mr. Graham indicated that if Wheeling's zoning regulations prohibited a car wash, Amoco would have to proceed without a car wash. Mr. Graham said that at the May 5, 1993 workshop he stated that the property is already zoned for commercial use in Wheeling and no further zoning approval is required. He stated that he never said that this station would be built if there was no car wash. He noted that Amoco's policy on new service facilities include car washes. Commissioner Samuels stated that he feels that this site cannot be built with a car wash and that eliminating same would remove most of the objections he has to this plan. Chairman Silbernik stated that he feels that the car wash does belong on this plan. However, he noted serious concerns with the entrance on Lake Cook Road. He noted his agreement with Commissioner Samuels that this site will be very profitable especially once the barrier median goes up on Lake Cook Road. He stated that it seems 12 pumps are too many for this site. Mr. Rudd stated that they want to provide more choices for people with less queuing time for customers. Chairman Silbernik asked if the pump island closest to the building could be eliminated to provide better circulation. He stated that he would like to get this plan to work as it is important for the people and the Village, but that some changes to the plan are absolutely essential. Mr. Rudd stated that he would not be opposed to an agreement to removal of the western most pump island once the widening of the road occurs. He indicated that Amoco would provide a traffic study to address the access and circulation issues being raised by the Plan Commission. Commissioner Howard noted agreement with Commissioner Samuels and stated that she accepts the concept of the proposed development, but the plan needs to be improved. Buffalo Grove Plan Comm-Regular Meeting-August 18, 1993-Page 13 Commissioner Goldspiel inquired if Amoco could lease the land to be acquired for right-of-way to the Village. Mr. Graham said he does not think this idea would work. Commissioner Goldspiel commented that the Commission needs to know the dimensions of the Route 83 turn bay for cars westbound to Lake Cook Road so that the placement of the driveway to the site from Route 83 would not interfere with turning movements at the intersection. He also noted that the width of the driveways on the plan need to be reviewed because they appear to be too wide. Commissioner Krug stated that a gas station for this corner is an appropriate use. Commissioner Rhodes noted that the driveway on Lake Cook Road may be too close to the intersection of Route 83 , and this may cause traffic problems because traffic on Lake Cook Road will back up at the signal past the driveway. He also suggested that the driveway may conflict with a future right turn lane for Lake Cook to Route 83 movements. Raymond Charlette commented that the car wash will not experience traffic back ups if a wash costs ninety-nine cents. He noted that the car wash at the Amoco station at Route 83 and Buffalo Grove Road is free for gasoline customers, and this is what creates so much traffic for the car wash. Commissioner Goldspiel asked who owns the outlot noted on the plan. Mr. Graham stated that he will have the answer at the next meeting. Commissioner Goldspiel noted that the following items need to be addressed for the next meeting: 1. Moving the driveway on Route 83 south and making the driveway one way out only; 2 . Traffic consultant to study traffic issues, particularly the Lake Cook Road entrance as it relates to a future right-turn lane and backup from the traffic signal at the intersection; 3 . More efficient configuration for traffic circulation north of the pump islands, and possible elimination of some of the pumps; 4. Tree survey to verify existing specimens, particularly black walnut trees; 5. Addition of one parking space to meet Village ordinance Buffalo Grove Plan Comm-Regular Meeting-August 18, 1993-Page 14 standard; 6. Stacking issue at car wash and need for barrier to prevent cars from cutting past the car wash and exiting at the southeastern driveway to Route 83 ; 7 . Right-of-way for intersection improvements at Lake Cook Road/Route 83 , including discussion of financial windfall that land owner would get if the Village zones the property for commercial use. OUTBACK STEAKHOUSE, BUFFALO GROVE BUSINESS PARK, NORTHEAST CORNER OR LAKE COOK ROAD/WEIDNER ROAD - AMENDMENT OF PLANNED UNIT DEVELOPMENT P.U.D. -- WORKSHOP #1 Mr. Michael Rolfs of Hamilton Partners stated it is their intent to sell the property which is presently under contract with the Outback Steakhouse for construction of a restaurant at Weidner Road and Lake Cook Road. Mr. Rolfs stated the proposed plan calls for a 6,200 square foot one-story brick restaurant. He noted that Hamilton Partners has requested a brick building in order to tie together with the existing business park. He said that the plan provides required setbacks for the restaurant parcel, but a variance will be requested for a ground sign because of the proximity of the existing sign for the J.B. Winberie restaurant. Mr. Rolfs stated that one of the issues which needs to be addressed is parking. There is sufficient parking on site per code providing 65 parking spaces. He noted they have tried to work with the 750 Lake Cook Road office building owner to have easement parking provided near the restaurant site. However, the building owner insists on the ability to void the easement rights at any time, and this is not acceptable to the restaurant owner. Mr. Rolfs stated they are proposing to use the landscaped island along the north side of the private drive between the restaurant site and the 750 Lake Cook Road office building. He stated they are proposing construction of 33 parking spaces in this landscaped area, which is on the property of the 750 Lake Cook Road building. This would be overload parking for the restaurant. He noted that the restaurant serves only dinner, however, they do not want to be restricted from serving lunch. Mr. Rolfs stated that traffic in the evening is minimal at the adjoining Zierk's furniture store and the 750 office building so there will be no traffic problems relating to use of the landscaped area along the private road for parking. Commissioner Samuels asked if the restaurant would be interested in using valet parking. Buffalo Grove Plan Comm-Regular Meeting-August 18, 1993-Page 15 i Mr. Rolfs stated he would have to ask the owners of the restaurant. Commissioner Goldspiel noted that the Winberie restaurant is the same size as the proposed restaurant and Winberie's needs to use the adjacent hotel lot for overflow parking. He asked if the parking for the proposed restaurant would be sufficient even with the additional parking proposed for the landscaped area along the private road. Mr. Rolfs noted that the Winberie's restaurant has added an outdoor seating area to their restaurant and are therefore a larger restaurant. He also noted that the proposed restaurant proposes only a very small service bar as opposed to the extensive bar at Winberie's. Commissioner Rhodes noted there would be a difference in use considering the extensive bar area at Winberie's which would make a difference in the number of people coming in. Mr. Rolfs noted that there will be an additional easement for parking at the 750 office building, however, it would not be exclusive. He commented that any restaurant developed on this site will probably need off-site parking. He noted that the original restaurant proposed for the site was a relatively small building that would not be feasiblenow for restaurant developers. ha p Commissioner Goldspiel asked if there would be sufficient stormwater detention for the site. Mr. Rolfs stated that stormwater detention is provided in the adjacent pond engineered when the Business Park was originally planned. He said there is no need for on-site detention. Commissioner Goldspiel asked if landbanking could be used instead of building the parking spaces proposed for the landscaped island. If the extra spaces are needed they could be constructed, but try to develop the restaurant initially without using spaces in the landscaped area. Mr. Rolfs stated the owner of the 750 building will not agree to landbanking. He further noted that employees of the proposed restaurant would be parking off-site in the spaces along the �../ private drive or on the Zierk's site. Commissioner Goldspiel noted that it may be beneficial to lose the two parking spaces on the landscaped area closest to Weidner Road to avoid traffic conflicts with turning movements, including movements into the adjacent driveway to the restaurant. He suggested that the developer consider replacing these two spaces with two spaces on the east end of the parking area proposed for Buffalo Grove Plan Comm-Regular Meeting-August 18, 1993-Page 16 the landscaped area along the private road. Mr. Rolfs noted that the current contract with Outback requires that 98 parking spaces will be provided. Commissioner Samuels indicated that he is concerned that in the future a 24-hour restaurant may be proposed for the site, and the present approval should limit hours of operation. Mr. Pfeil said he would discuss limiting hours of operation with the Village Attorney. He noted that if a liquor license is needed for a restaurant, hours of operation are included in the licensing restrictions. He said the Planned Unit Development ordinance can also be used to place restrictions on the use of the property. Commissioner Goldspiel stated the following items need addressed for the next meeting: 1. Hours of operation 2. Average length of stay for customers 3. Number of tables in the restaurant 4. How many employees within the facility at any one time 5. Landscaping for the restaurant parcel CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil stated the continued public hearing for the Rohrman Saturn dealership is scheduled for September 1, 1993 at the Buffalo Grove High School theater. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS Commissioner Samuels asked if a traffic signal is planned for the intersection of Aptakisic Road and Brandywyn Lane, and if in the interim the Police Department could provide assistance for the safety of children going to school who cross Aptakisic Road. He said he has also had an inquiry concerning plans for a signal at Buffalo Grove Road and Thompson Boulevard. Commissioner Goldspiel inquired if th e q children are in school buses or walking to get across Aptakisic Road. Buffalo Grove Plan Comm-Regular Meeting-August 18, 1993-Page Paqe 17 Mr. Pfeil said it is his understanding that if a hazardous traffic situation exists, the school district will provide busing even if the area is closer than the minimum distance to qualify for busing. He said he would ask the Village Engineer concerning plans for a traffic signals at the two locations identified by Commissioner Samuels. ADJOURNMENT Moved by Commissioner Krug, seconded by Commissioner Rhodes, and carried unanimously to adjourn. Vice Chairman Goldspiel adjourned the meeting at 11:30 p.m. Respectfully sub 'tted, Fay R bin, ec rding Secretary APPROVED B MARTIN ILBERNIK, Chairman Buffalo Grove Plan Comm-Regular Meeting-August 18, 1993-Page 18 _ i