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1994-08-17 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION August 17, 1994 Vernon Township Parking Lot, Outlot 15D Chairman Silbernik 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 Silbernik 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 Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Mr. Moons Commissioners absent: None Also present: Mr. David Anderson, Vernon Township Highway Commissioner Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner Mr. Anderson stated that this lot was acquired from the Village in 1990, and in 1989 when the adjoining Township facility was annexed to the Village, the Township had noted its intention to use this property as a parking lot. Commissioner Goldspiel inquired about the uses that will use the proposed parking lot. Mr. Anderson said there is a Community Services building which houses Omni House and Alcoholics Anonymous. The building is also rented out for wedding parties, Bar/Bat Mitzvahs and similar affairs. He noted that for larger events more parking is needed in addition to the existing lot serving the Community Services building. Commissioner Goldspiel inquired how often the parking lot is anticipated to be used. Mr. Anderson stated the lot would be used on a regular basis. Buffalo Grove Plan Comm-Public Hearing-August 17, 1994-Page 1 Commissioner Goldspiel asked why an 8 foot fence is requested if the Fence Code standard is five feet. Mr. Anderson said that the property owner to the south of the proposed parking lot has requested an 8-foot fence to cut down on some of the noise from both the parking lot and the recreational fields to the northwest. The fence would taper to a height of three feet from the building setback line to the right-of-way of Main Street. He further noted there is a grove of trees and bushes along the property line south of the proposed parking lot, and this landscaping will be maintained to screen the fence. Commissioner Goldspiel noted that an 8-foot fence may create maintenance problems and could block daylight from getting into the adjacent residential yard. He noted that the fence height is an issue for the petitioner and the Zoning Board of Appeals to resolve. Commissioner Goldspiel inquired if the parking lot stalls would be built in compliance with the Zoning Ordinance standards. Mr. Pfeil stated both the aisles and spaces would be in conformance with the ordinance. Commissioner Goldspiel stated he has seen 45-degree stalls in other lots, namely Highland Oaks, which meet the ordinance but are not functional and have had to be redone. Mr. Pfeil stated that the Highland Oaks shopping center has a fairly high traffic volume and multiple uses, and the 45-degree layout did not work well. He noted that the shopping center has re-done the parking lot to provide 90-degree stalls. He commented that the Vernon Township parking lot will not have high volumes of traffic on a regular basis, and people using this parking lot will understand that it is a one-way system. Mr. Kuenkler stated that he sees no problem with the proposed layout of the parking lot. He noted that the majority of problems with angle parking are associated with drivers not pulling up far enough into the stall. He further noted this lot will be laid out with a curb stop for each space, so drivers will be guided to pull all the way into the space. Chairman Silbernik added that in addition to 45-degree spaces in the Highland Oaks shopping center, there were landscaped islands which caused problems. Commissioner Goldspiel stated there is a potential for conflict if a car exits the new lot at the same time a car exits from the old lot going south. He inquired if there is enough space at the dual exits to avoid problems. Buffalo Grove Plan Comm-Public Hearing-August 17, 1994-Page 2 Mr. Anderson stated the new lot is one way traffic with two rows of parking because the property is very narrow and there is not enough room to back up and exit from the old lot. Commissioner Goldspiel inquired if staff thinks there is a potential conflict with the parking lot access to Main street. Mr. Kuenkler stated very few people would be exiting both parking lots at the same time and it should not be a problem with the separation provided. Commissioner Goldspiel inquired about the requested re-zoning to the R-7 District. Mr. Pfeil stated the R-7 zoning with a Special Use is the most appropriate zoning for this property. He noted that the Township facilities were annexed in 1989 with R-7 Special Use zoning. Commissioner Krug inquired if the Special Use criteria have been met. Mr. Anderson reviewed the criteria for a Special Use and stated that the criteria have been met. Commissioner Krug inquired if this would be a buildable lot under R-7 zoning. Mr. Pfeil said that technically this may be a buildable lot, it is a fairly remote possibility that it would ever be used for residential development. He noted that since a Special Use is being requested for a specific site plan, the use of the property is limited to what is approved for the Special Use. Commissioner Rhodes asked how many spaces are available in the existing parking lot and if there is any overflow parking currently. Mr. Anderson stated they have over 80 spaces and overflow parking now parks on Main street. Commissioner Moons asked if there will be lights for this parking lot. Mr. Anderson stated there would be no lights, however, there are existing lights on the building and at the rear parking which should be sufficient lighting. There being no further comments or questions from anyone else present, Chairman Silbernik closed the public hearing at 7:55 p.m. Buffalo Grove Plan Comm-Public Hearing-August 17, 1994-Page 3 Res ctfully bmitted, Fay Ru iny_ Recording Secretary APPROVED BY: MARTIN SILBERNIK, Chairman Buffalo Grove Plan Comm-Public Hearing-August 17 1994-Page 4 g REGULAR MEETING BUFFALO GROVE PLAN COMMISSION August 17, 1994 Vernon Township Parking Lot, Outlot 15D Rezoning to the R-7 District and Approval of a Special Use for a Parking Lot Proposed Grove Memorial Chapel (Maioriello) , Firnbach property, east side of Buffalo Grove Road south of the Deerfield Bakery - Annexation with B-5 zoning and approval of a Preliminary Plan -- Workshop #2 Proposed Byerly' s Supermarket, Town Center - Amendment P Y Ys P of P.U.D. and amendment of the B-5 District to allow a food store -- Workshop #1 Village Zoning Map - Semi-annual Review Chairman Silbernik called the meeting to order at 8:00 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Mr. Moons Commissioners absent: None Also present: Mr. David Anderson, Vernon Township Highway Commissioner Mr. Anthony Maioriello, Grove Memorial Chapel Mrs. Maioriello, Grove Memorial Chapel Mr. Marchris, Marchris Engineering Mr. Marc K. Schwartz, Batler & Schwartz Mr. Fred Smoot, Simon Development Co. , Inc. Mr. John R. Meyers, Byerly's Ms. Tamra Laska, Byerly's Mr. Dale Riley, Byerly's Mr. James Uecker, JAS Associates Mr. Bruce Kahn, Village Trustee Mr. Richard Kuenkler, Village Engineer Buffalo Grove Plan Comm-Regular Meeting-August 17, 1994-Page 1 Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Goldspiel, seconded by Commissioner Rosenston to approve the minutes of the public hearing of July 20, 1994 on 269 Palmgren Court, Buffalo Grove, Illinois. Commissioner Rosenston noted something was left out in the last paragraph on page 3 relative to Mr. Kuenkler's statement. Commissioner Rosenston further noted a correction required on page 5, paragraph 12 to the word "property" . Commissioner Rosenston further noted missing language on page 6, paragraph 3 which needs to be corrected have the tapes had been reviewed. Approval of the minutes was tabled so that corrections could be made. Moved by Commissioner Goldspiel, seconded by Commissioner Rosenston to approve the minutes of the public hearing of July 20, 1994 on Amoco Oil Company. All Commissioners were in favor of the motion and the motion passed unanimously with Chairman Silbernik abstaining. Moved by Commissioner Goldspiel, seconded by Commissioner Rosenston to approve the minutes of the regular meetingof July PP 9 20, 1994. Commissioner Krug noted page 6, paragraph 8 should be corrected to indicate " . . .will probably be removed and reused more easily. . . " Commissioner Samuels also noted page 7, last paragraph should indicate the close of the meeting at 12: 10 a.m. All Commissioners were in favor of the motion and the motion passed unanimously with Chairman Silbernik abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Berman attended the Village Board meeting on August 1, 1994 and the following items were discussed: 1. Public hearing on Prairie Grove Phase II was continued to August 15, 1994 2 . Edward Schwartz' Coves development was reconsidered 3. Creation of a new section in the Village code concerning weapons control was deferred until Mr. Raysa could redraft ordinance 4. Byerly's Supermarket was referred to the Plan Commission Mr. Pfeil stated the Village Board meeting on August 15, 1994 approved the Prairie Grove Phase II development and Mr. Schwartz's Motion to Reconsider for the Coves of Buffalo Grove was passed and will have a new public hearing at the Village Board meeting on September 12, 1994. Buffalo Grove Plan Comm-Regular Meeting-August 17, 1994-Page 2 VERNON TOWNSHIP, OUTLOT 15D, SOUTH OF COMMUNITY SERVICES BUILDING, 2900 MAIN STREET - REZONING TO THE R-7 DISTRICT AND APPROVAL OF A SPECIAL USE FOR A PARKING LOT Moved by Commissioner Rhodes, seconded by Commissioner Samuels to recommend approval to the Village Board of the petition for rezoning from the R-2 One-Family Dwelling District to the R-7 Dwelling District and approval of a Special Use for a parking lot to be constructed adjacent (south) of the community services building at 2900 Main Street. Commissioner Rosenston stated he is in favor of the motion and feels the rezoning fits in with the original plan when the Town- ship property was annexed. He further noted this lot will help control overflow parking along Main street. Vice Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Goldspiel, Krug, Rhodes, Howard, Rosenston, Samuels, Berman, Moons, Silbernik NAYES: None ABSENT: None ABSTAIN: None The motion passed 9 to 0. PROPOSED GROVE MEMORIAL CHAPEL (MAIORIELLO) , FIRNBACH PROPERTY EAST SIDE OF BUFFALO GROVE ROAD SOUTH OF THE DEERFIELD BAKERY - ANNEXATION WITH B-5 ZONING AND APPROVAL OF A PRELIMINARY PLAN -- WORKSHOP #2 Mr. Anthony Maiorello reviewed the preliminary plan for the proposed memorial chapel and noted that as many existing trees as possible would be saved. He further noted stacking areas for traffic along the north side of the property. He stated that the landscaping plan has not yet been designed as it will depend partly on the location of the stormwater detention basin. Mr. Maiorello noted the high water level on one detention design includes part of the parking area on the east side of the site. This detention basin would be approximately two feet shallower than the alternate design. Mr. Maiorello stated the plan provides over 100 parking spaces. He further stated the screening for the existing homes on the south lot line is already provided on the residential side of the property line. These shrubs are approximately 3 feet in height. Therefore, no further screening is anticipated on the south lot line. Mr. Maiorello presented a video showing simultaneous funerals Buffalo Grove Plan Comm-Regular Meeting-August 17, 1994-Page 3 taking place at their existing location in Elk Grove Village during approximately the same time period that funerals would take place at the proposed facility. The video shows traffic flow, stacking space for funerals, line up procedures and direction into traffic flow. He noted a smaller funeral takes approximately two minutes to merge into traffic, whereas the larger funerals take approximately four minutes to merge into traffic. Commissioner Krug stated he would not accept the Alternate 1 design for the stormwater detention basin with spillover onto the parking lot. Commissioner Krug inquired about the easement for the existing driveway that provides access to the adjacent residential properties. Mr. Maiorello stated there is a 10 foot easement along the south edge of his site that is the access to Buffalo Grove Road for the residential properties to the south and east of his site. Commissioner Rhodes inquired if overflow parking from St. Mary's would be able to use the proposed parking lot. Mr. Maiorello stated they would not deny parking for anyone. Commissioner Rhodes asked how often deliveries would be made. Mr. Maiorello stated deliveries are received approximately every other day and he schedules all delivery times. Commissioner Rhodes noted agreement with Commissioner Krug regarding unacceptability of any detention with spillover onto the parking lot. Commissioner Rosenston noted his preference for Alternate 2 as the detention design which does not spillover onto the parking lot. He further noted his concern with the lack of buffering on the east and south side of the site. Commissioner Rosenston questioned the need for so much parking. Mr. Maiorello stated it is essential to have this much parking. Commissioner Rosenston asked if the parking area would have concrete blocks to keep cars off the landscaped area. He further asked if this landscaped area would take into account the right- of-way required on Buffalo Grove Road. Mr. Maiorello stated the lot will be curbed and the dedication for the right-of-way on Buffalo Grove Road has been taken into account so cars will not overhang into the required landscaped area. Commissioner Samuels asked if the detention basin has been Buffalo Grove Plan Comm-Regular Meeting-August 17, 1994-Page 4 engineered to Village standards with safety shelf and proper slopes. Mr. Marchris stated yes. Commissioner Samuels asked for clarification of the detention basin in terms of the 100 year storm possibilities. Mr. Marchris stated that alternate 1 with the shallower basin would overflow the basin in a 100 year storm situation. Alternate 2 is designed to contain all water, including that of a 100 year storm situation. Mr. Maiorello inquired if off site storage for storm water is allowed. Commissioner Goldspiel stated off site storage would be allowed but such an agreement would have to be made and the necessary amount of storage would need to be allotted. Mr. Maiorello asked if this would require another hearing or special use or variance of any kind. Mr. Pfeil stated it would be part of the engineering plans which would be reviewed as part of the hearing. However, this would require certain legal arrangements among the property owners. Commissioner Samuels noted the ordinance requires landscaped islands. Mr. Marchris stated landscaped islands would obstruct this particular operation. Commissioner Goldspiel and Rosenston noted this matter will need to be addressed. Commissioner Moons noted the sewer lines appear to be running through properties which are not part of Buffalo Grove and asked if this would be acceptable. Mr. Pfeil stated these properties will be developed in the long term and will incorporate into the Village. In the interim, easements would be needed from the property owners. Commissioner Goldspiel agreed with the other Commissioners that parking lot storm water storage would not be acceptable. He noted concern for any substandard buffering as this is a fairly intensive use next door to residential areas. He noted there would have to be considerable landscape enhancement for proper buffering on the east and south sides. Mr. Pfeil noted the ordinance calls for a 25 foot landscaped Buffalo Grove Plan Comm-Regular feting-August 17, 1994-Page 5 buffer which would be on the proposed site. Since there is an easement there, something needs to be worked out where landscaping could be added to the residential properties because the easement has to be kept open for traffic access. Commissioner Goldspiel further noted his concern with foundation plantings around the building and suggested berming and landscaping be provided around both the front and sides of the building. He noted that this property may not be large enough to provide the amount of parking, detention, building and buffering needed. He noted the emergency access issue needs to be addressed as it will not be satisfactory for emergency vehicles to go over a grass area without strengthening. If emergency access is deemed necessary, then provisions for same will need to be made. Commissioner Berman asked if the detention area could be moved to the north and east in such a configuration that it does not abut the home in that area. Mr. Marchris stated the existing drainage flows to the southeast. Chairman Silbernik stated he would also like to see a landscaping plan as indicated by Commissioner Goldspiel. Commissioner Rosenston noted there are two major issues to be resolved. Buffering on the east and south is an important issue as is the parking issue involving a solid strip of parking which will may require a variance. Commissioner Rosenston asked if a smaller footprint building would have any advantages to the detention on this property. Mr. Maiorello stated there would be no advantage. Commissioner Rosenston stated the parking issue should be discussed immediately and asked how the ordinance reads. Mr. Pfeil stated that the Development Ordinance requires a landscaped area of 180 square feet for every 20 parking spaces. He commented that this does not necessarily mean that a landscaped island needs to be installed every 20 spaces, but overall, the parking lot has to be landscaped to provide the landscaping required by the ordinance. He suggested that screening in the northeast corner of the site where the parking lot would be visible from Buffalo Grove Road would be important. Commissioner Goldspiel noted that a curbed island may be needed at the entrance to Buffalo Grove Road to separate the in and out traffic at the driveway. Commissioner Moons stated the intent of the ordinance is that there be greenery. In this situation there are single parking Buffalo Grove Plan Comm-Regular Meeting-August 17, 1994-Page 6 spaces with greenery behind it which will more than compensate for the lack of islands. Chairman Silbernik noted a concensus for a review of a landscaping plan as well as a layout for parking and a review of the ordinance prior to any public hearing. Chairman Silbernik noted the following items need to be addressed at the next workshop meeting: 1. Landscape plan 2. Variances for detention area 3. Ordinances and interpretation of same regarding landscape buffering and parking lot configuration 4. Emergency driveway access BYERLY'S SUPERMARKET, TOWN CENTER - AMENDMENT OF P.U.D. AND AMENDMENT OF THE B-5 DISTRICT TO ALLOW A FOOD STORE -- WORKSHOP #1 Mr. Marc Schwartz of Batler and Schwartz stated that he represents Byerly' s, and the project has been referred by the Village Board for review by the Plan Commission. He stated that Byerly's is seeking site plan approval of an approximate 71, 000 square foot food store as well as text amendment to the existing B-5 ordinance to allow for a food store operation in Town Center operating on a 24-hour basis with a packaged liquor license. He noted { development of the area from the clock tower on the south end of Town Center to a location in the middle of the existing retail building. He stated they would be relinquishing development of the 12 , 000 square foot pad that is just north of the pond to allow for additional parking for the site. Mr. John Meyers of Byerly's reviewed the food store' s history and its concept. He noted that Buffalo Grove has been considered as a location for some time to serve the entire northwest region. He introduced a video to explain the Byerly concept and show the type of operation they run. Mr. Meyers stated Byerly's now has nine stores in the Minneapolis area and have been in business for 25 years. He stated the proposed store would be more of a regional grocery store intended to bring people in from a wider area than that associated with existing grocery stores. Commissioner Krug asked if all the departments shown in the video are planned for the Buffalo Grove store. Mr. Meyers stated all departments are planned except for the cooking school. Buffalo Grove Plan Comm-Regular Meeting-August 17, 1994-Page 7 Commissioner Rhodes asked if liquor would be served in the restaurant. Mr. Meyers stated the restaurant would not initially be serving liquor but it is something they would look into. Commissioner Howard asked if the both the restaurant and store would operate on a 24 hour basis. Mr. Meyers stated both would operate on a 24 hour basis. Mr. Meyers stated they would try to architecturally blend in to Town Center. He noted they traditionally use darker colors and top quality material. Here in Town Center they will be blending in the colors of the Town Center within their building. He particularly noted the lack of neon lighting which is so pervasive in many shopping centers and the conservative nature of the proposed building with simple and subtle signage. Commissioner Goldspiel asked how the proposed 71,000 square foot building compares with the Jewel foodstore across the street. Mr. Meyers stated the Jewel is around 65,000 square feet. He noted a better example of the proposed store would be the j Dominicks located on Half Day Road. Commissioner Goldspiel asked if expansion might someday become an issue as there is no room for expansion on this site. Mr. Meyers stated they realize they would not be expanding at this site. Commissioner Goldspiel noted the parking ordinance for Town Center was not designed with a food store in mind. As food stores become bigger and bigger, the parking requirements have not kept pace. He stated he would like to have the parking requirements for a store of this size to be analyzed. He asked how big a restaurant area would be developed. Mr. Meyers stated the restaurant will seat 180 individuals. However, the customers are also the people who are using the restaurant. He noted they are very cautious about parking because that is a prime concern for their type of operation. Commissioner Goldspiel asked that some thought be given to traffic impact on the Town Center in terms of peak hour traffic direction and internal circulation pattern. Mr. Meyers noted a traffic study is presently under way. Commissioner Goldspiel asked if the idea of this store being a Buffalo Grove Plan Comm-Regular Meeting-August 17, 1994-Page 8 regional draw has been the prevailing experience in Minneapolis. Mr. Meyers stated that Minneapolis has a strong independent food store base as well as a high presence of discount oriented merchants such as Cub Foods and Omni. This is similar to the Chicago area and stores of this type draw customers from a 2-3 mile radius. A Byerly's store typically draws from a 5 to 6 mile radius as they tend to be spread further apart. Commissioner Goldspiel noted his concern that this development may not draw regionally as expected. Mr. Schwartz stated that the Town Center is not regional at all, although there may have been the hope that it be so. He noted that Byerly's will not make the Town Center a regional draw for the entire shopping center nor is that a goal of Byerly's. Commissioner Goldspiel asked if the drive-up car feature keeps shopping carts out of the parking lot. Mr. Meyers stated carts do not go out because groceries are handled by conveyor or small packages are carried out by the customers. Commissioner Krug asked how many employees are anticipated. Mr. Meyers stated approximately 300 to 400 employees may be needed. He further noted approximately 50 employees would be needed at any given peak hour. Commissioner Goldspiel noted it may be a good idea to think of replacing some of the amenities that would be lost with this reconstruction. Commissioner Rhodes asked what kind of sales tax the Village could expect. Mr. Meyers stated he would be willing to go through that at a later date. Commissioner Rhodes asked if the plan would continue if there would be no wine or liquor sold. Mr. Meyers stated that was correct. Commissioner Rhodes asked if advertising would be handled in a manner different from traditional food stores. Mr. Meyers stated Byerly's does not do price item advertising. Commissioner Howard asked if there will be any rear buffering to shield adjacent residents from truck traffic. Buffalo Grove Plan Comm-Regular Meeting-August 17, 1994-Page 9 Mr. Meyers stated they will look into the loading areas in the back and make sure landscaping is provided to prevent any unsightliness. Commissioner Howard asked where garbage disposal would be handled. Mr. Meyers stated the actual compacting unit is inside the back of the store. Commissioner Howard asked how the tub packaging systems works. Mr. Meyers stated a bagger puts groceries into bags which then go into tubs. The customer receives a number which is the same as the numbered tub. The tub then goes out on a conveyor where people put the groceries into your car. Commissioner Rosenston stated he would like several items addressed at the next workshop such as delivery times for trucks, how trucks would route through the traffic pattern and amount of time spent unloading at back docks. He noted his concern with the entrance off of Lake Cook Road if heavy traffic becomes a part of this operation. Commissioner Samuels noted his concern with delivery trucks blocking the narrow back end entrance to the Town Center. Commissioner Goldspiel noted concern with visibility for people coming around the corner with trucks pulling out of the loading docks heading north. Commissioner Samuels stated he would like the access from Route 83 broken up so that traffic could go straight through to the center. Commissioner Berman asked if there are any figures on what percentage of customer traffic from out of the Village could be expected. Mr. Meyers stated they have no specific figures at this time but they would be looking into that. Commissioner Berman stated it would be helpful to know what percentage of traffic would be drawn away from other stores in the Village as opposed to stores outside of the Village. Mr. Meyers stated he will have to study the market research first. Commissioner Berman asked if this proposal is contingent on the TIF refinancing. Mr. Meyers had no comment. Mr. Schwartz stated the TIF bond restructuring is a major ongoing Buffalo Grove Plan Comm-Regular Meeting-August 17, 1994-Page 10 project and he cannot give an answer that one is contingent upon the other. Commissioner Berman asked if Melvin Simon has any financial interest in the Byerly's project. Mr. Meyers stated no. Commissioner Berman asked if any other area in the Village would be considered for this project if it does not go through at the Town Center location. Mr. Meyers stated this location is preferred from a timing standpoint and existing infrastructure. This project could be ready to open by next fall if this location is accepted whereas some other sites may not be ready for that. Commissioner Moons said this store would be a terrific opportunity for the Village. Commissioner Samuels noted that the TIF district would in effect be subsidizing this store, and he commented that other supermarkets in the Village have not received subsidies to develop. Commissioner Berman noted that sales tax revenue would accrue to the Village even if property tax revenue is deferred for a time to finance the TIF district. Chairman Silbernik asked what kind of stores usually go into a shopping center with Byerly's as an anchor. Mr. Meyers stated carpeting stores, sporting goods stores and interior home improvement stores are just some of the typical stores in shopping centers where Byerly's is located. Chairman Silbernik asked that the impact on smaller businesses in Town Center be evaluated. He noted the Plan Commission has an obligation, given the substantial investment made by other businesses, to analyze the impact of a new operation on existing businesses. Mr. Meyers asked for a clarification of what needed to be looked at. Chairman Silbernik stated the transfer of sales from surrounding businesses would be useful. Mr. Meyers stated he could not estimate the transfer of sales as much of their business is incidental to their main line. Ch airman Silbernik asked for the best estimate of the net Buffalo Grove Plan Comm-Regular Meeting-August 17, 1994-Page 11 incremental taxes that could be expected. Commissioner Goldspiel asked how long the average shopper spends in the store compared to the typical food store. He noted this would help to target parking needs. Mr. Meyers noted that a person who comes in to the restaurant represents a longer stay than the shopper who comes in only for grocery shopping. He further noted a larger percentage of people who come in only to use the deli and are in and out quickly. Chairman Silbernik noted the average length of stay is important to help calculate parking needs. VILLAGE ZONING MAP Mr. Pfeil reviewed changes which pertain to recent annexations, primarily the two phases of Prairie Grove, Town & Country development of the Quill and Milbro property and the special use for the Courtesy Corporation. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next meetingwould be held on September 21, P 1994. PUBLIC COMMENTS AND OUESTIONS - None STAFF REPORT - None NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commission Rosenston and carried unanimously to adjourn. Chairman Silbernik adjourned the meeting at 10:45 p.m. Resp tfully sub tted, Fa Rubi , R cording Secretary APPROVED BY: MARTIN SILBERNIK, Chairman Buffalo Grove Plan Comm-Regular Meeting-August 17, 1994-Page 12