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1997-09-17 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION September 17, 1997 Missner Development Corporation, Hastings Drive north of the Chevy Chase Business Park-West,Annexation with zoning in the Industrial District and Approval of a Preliminary Plan Chairman Goldspiel called the public hearing to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Goldspiel read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure for the hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Samuels Mr. Berman Mr. Trilling Mr. Ottenheimer Mr. Moons Mr. Viehman Commissioners absent: None Also present: Lawrence M. Freedman, Ash, Anos, Freedman and Logan Barry Missner, Missner Development Corp. Fran Fazio, Manhard Consulting, Ltd. William Reid, Village Trustee Mark Biederwolf, Assistant Village Engineer Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Preliminary Plan(site plan) dated September 10, 1997 by Manhard Consulting, Ltd. Exhibit 2: Preliminary Engineering Plan dated September 10, 1997 by Manhard Consulting, Ltd. Buffalo Grove Plan Commission-Public Hearing-September 17, 1997-Page 1 { Mr. Freedman stated that Missner Development Corporation is the contract purchaser of the property, which is a nine-acre tract on Hastings Drive north of the Chevy Chase Business Park- West. He noted that the property is unincorporated and the developer is requesting annexation to Buffalo Grove with Industrial zoning. He pointed out the Village Comprehensive Plan designates the property for industrial use. Mr. Freedman indicated that at the present time there are no specific users for either of the proposed lots. He noted that the location of the bikepath on proposed Lot 2 was a concern for one potential contract purchaser. He said that the bikepath has now been shifted to the north side of the lot. Ms. Fazio presented Exhibits 1 and 2. She explained that two lots are proposed. The plan would include construction of the connection between Hastings Drive and Hastings Lane, provision of a stormwater management facility east of Lot 2, construction of an eight-foot wide sidewalk on the west side of Hastings and construction of a bikepath across the north side of Lot 2 and the stormwater parcel. She noted that the building on Lot 2 would not shade the adjacent prairie area on the Commonwealth Edison property. Ms. Fazio noted that the stormwater facility will serve the entire nine-acre parcel. She explained how stormwater would flow on the lots to the stormwater facility. She reviewed the locations where the proposed lots will be connected to Village water and sanitary sewer lines. She indicated that variations of the Development Ordinance are requested concerning pavement and right-of- way width for Hastings Drive and the depth of the stormwater pond, which is proposed to be six feet in depth. She noted that the variations concerning right-of-way and pavement width are consistent with the variations that were granted in the ChevyChase Business Park-West. She said that ponds with depths of less than 15 feet have worked well in the Corporate Grove and Woodland Commons. Ms. Fazio stated that application has been made to the Army Corps concerning a permit for elimination of the small wetland area in the southeast corner of the property. She noted that the developer will pay into a wetlands restoration fund as part of the permit requirement. Commissioner Trilling inquired if the storm sewers on the east lot are sized to serve all of the property. Ms. Fazio replied affirmatively. Commissioner Trilling m inquired about the impervious surface ratio used to calculate the amount of P stormwater storagethat is required. Ms. Fazio stated that the calculation was based on 80 percent lot coverage, and this amount of impervious is rarely achieved for the type of development that is proposed. Buffalo Grove Plan Commission-Public Hearing-September 17, 1997-Page 2 Commissioner Krug inquired if any right-of-way would be vacated on the property. Mr. Raysa indicated that although right-of-way had to be vacated in the Chevy Chase Business Park-West, there is no right-of-way on the proposed site that needs to be vacated. Chairman Goldspiel asked if there would be ponding on the parking areas during heavy rain events. Ms. Fazio stated that site plans are not being proposed at this time, but the parking lots would be designed to allow small ponds around the drainage inlets. She stated that the parking areas would not be used for stormwater storage. Chairman Goldspiel inquired if the pond would be aerated. Ms. Fazio said the intention is to not provide aeration. Chairman Goldspiel noted that a variation to waive the aeration requirement has not been requested, and he asked for verification of the Village's standards for pond design. Mr. Biederwolf indicated that the Development standard is a pond depth of 15 feet and aeration is required. Commissioner Trilling inquired if there are ponds in the Village that don't have aeration and weren't granted a variation. Mr. Biederwolf indicated that he does not have information to address this question. Commissioner Berman asked if the Village Board could cover the variation to waive the aeration requirement as part of the public hearing concerning the annexation agreement. Mr. Raysa replied affirmatively. Commissioner Trilling noted that he is concerned that the pond be properly designed since it is relatively small and aeration is not planned. Commissioner Samuels asked if the stormwater area could be designed as a drybasin. tm Ms. Fazio said that it is more efficient in terms of landdesign use to des g a wet facility on this property. Chairman Goldspiel inquired why the wetland area has to be removed. Ms. Fazio explained that the pond has to be impervious, and this wouldn't be possible if the Buffalo Grove Plan Commission-Public Hearing-September 17, 1997-Pa e3 wetlands stayed in place. Chairman Goldspiel asked if there would be any affect on the prairie area due to release of water from the stormwater pond. Ms. Fazio stated that she discussed the proposed development with Beverly Hanson of the conservancy organization that maintains the prairie. She indicated that Ms. Hanson's main concern is that buildings should not be built in locations that would shade the prairie. Ms. Fazio noted that the development site drains to the prairie area now, and the discharge from the proposed pond will not be greater than the current flow to the prairie. She noted that the pond will have a release rate in compliance with applicable regulations. Commissioner Samuels noted that Commonwealth Edison is the owner of the land where the stormwater is drained, and inquired if Corn Ed was notified of the public hearing. Mr. Pfeil indicated that Corn Ed was sent a notice of the public hearing. Commissioner Moons inquired if the bikepath would be constructed in the first phase of the development. Ms. Fazio replied affirmatively. Commissioner Krug asked if the site improvements will be competed before the lots are sold for development. Ms. Fazio stated that the road and stormwater facility would be built immediately. Chairman Goldspiel commented that the proposed bikepath location on Lot 2 is a good solution for providing the link that is needed in this part of the Village. There being no further comments of questions from anyone else present, Chairman Goldspiel closed the public hearing at 8:10 p.m. Respectfully submitted, /G;�1) 1 %,1 APP OVED BY: Robert E. Pfeil, Vi114Planner g S P EN GOLDSPIEL, airman Buffalo Grove Plan Commission-Public Hearing-September 17, 1997-Page 4 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION September 17, 1997 Missner Development Corporation,Hastings Drive north of the Chevy Chase Business Park-West,Annexation with zoning in the Industrial District and Approval of a Preliminary Plan Town Center,Eagle Food Store,Phase 2 area of shopping center, Amendment of Planed Unit Development(P.U.D.)and Amendment of B-5 District regulations to allow a food store Sunrise Assisted Living,Woodland Commons,Route 22 west of Condell Acute Care Center Approval of a Preliminary Plan and Rezoning to R-9 Special Use for senior citizen housing Chairman Goldspiel called the meeting to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard,Buffalo Grove, Illinois. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Samuels Mr. Berman Mr. Trilling Mr. Ottenheimer Mr. Moons Mr. Viehman Commissioners absent: None Also present: Lawrence M. Freedman, Ash, Anos, Freedman and Logan Barry Missner, Missner Development Corporation Fran Fazio, Manhard Consulting, Ltd. Marc K. Schwartz, Marc K. Schwartz and Associates Larry Sanford, Eagle Food Centers, Inc. `./ Emilio Fanpan Kevin Simms, Buffalo Grove Joint Venture John Green, Groundwork, Ltd. Rich Vane, Groundwork, Ltd. Timothy Hedges, Sunrise Assisted Living Buffalo Grove Plan Commission-Regular Meeting-September 17, 1997-Page 1 William Reid, Village Trustee Mark Biederwoif, Assistant Village Engineer Robert Pfeil, Village Planner APPROVAL OF MINUTES -None COMMITTEE AND LIAISON REPORTS -None MISSNER DEVELOPMENT CORPORATION. HASTINGS DRIVE NORTH OF CHEVY CHASE BUSINESS PARK-WEST. ANNEXATION WITH ZONING IN THE INDUSTRIAL DISTRICT AND APPROVAL OF A PRELIMINARY PLAN Moved by Commissioner Samuels, seconded by Commissioner Trilling to recommend approval of annexation with zoning in the Industrial District and approval of a Preliminary Plan with the following variations: Development Ordinance Section 16.50.040.C.4 to allow a depth of 6 feet instead of 15 feet below normal water level for the stormwater pond, Section 16.50.070.D.2 to allow a pavement width of 40 feet instead of 47 feet and a right-of-way of 60 feet instead of 80 feet and Section 16.50.080.A.1 to allow a sidewalk on one side of the street rather than on both sides. Commissioner Berman spoke in favor of the motion, commenting that the proposed plan is acceptable based on the site's location, and industrial development with the requested variations will be in harmony with adjacent uses. Chairman Goldspiel called for a vote on the motion, and the vote was as follows: AYES: Krug, Howard, Samuels, Berman Trilling, Ottenheimer,Moons,Viehman, Goldspiel NAYES: None ABSENT: None ABSTAIN: None The motion to recommend approval was approved unanimously, 9 to 0. TOWN CENTER. EAGLE FOOD STORE. PHASE 2 ARE OF SHOPPING CENTER, AMENDMENT OF PLANNED UNIT DEVELOPMENT (P.U.D.) AND AMENDMENT OF B-5 DISTRICT REGULATIONS TO ALLOW A FOOD STORE - WORKSHOP #1 `./ Mr. Schwartz stated that Eagle Food Stores is seeking approval to construct a supermarket in the Phase 2 portion of the Town Center retail area. He noted that the Village's most recent approval for the Town Center retail area designated a 60,000 square foot anchor store in the location that Eagle would build the supermarket. He said that Eagle is requesting approval of an amendment to the approved P.U.D. to change the parking configuration in the Phase 2 area and an Buffalo Grove Plan Commission-Regular Meeting-September 17, 1997-Page 2 amendment of the B-5 regulations to allow a supermarket. He introduced the development team including Larry Sanford of Eagle Food Centers, Emilio Fanpan, consultant to Eagle, Kevin Simms of Buffalo Grove Joint Venture, John Green and Rich Vane of Groundwork,Ltd. Mr. Green indicated that the site has and area of 8.82 acres, and he reviewed adjacent land uses including the Town Place residential area to the west and Route 83 to the east. He noted the locations of Pauline Avenue and Bank Lane Route 83 as the primary points of ingress and egress to the proposed Eagle site. He said that the plan approved in 1995 for the anchor store included II 413 parking spaces in the Phase 2 portion of the shopping center, but if all this parking were constructed as designed, it would not provide convenient and accessible parking for the anchor location. Mr. Green indicated that the proposed plan presented to the Village Board on August 18, 1997 is consistent with the 1995 site plan, except that the parking lot is re-configured. He said that various options were considered concerning the orientation of the supermarket building. The alternative of turning the building 90 degrees would worsen the situation concerning parking, and the building would not relate to the rest of the shopping center. He noted that maintaining the function of the circulation road is another factor that was considered in Iooking at site plan alternatives. Mr. Green commented that Concept Plan"C"dated September 8, 1997 is the plan now proposed for consideration by the Village. This plan provides limited access to the circulation road, it modifies the alignment of the loop road near the building and the segment that intersects Pauline Avenue, and the north side of the proposed building is given as much green space as possible. He noted that the building is shifted 20 feet farther east than the other plans that were considered, and areas of inefficient parking have been re-worked. He indicated that the building has also been shifted 20 feet south, which provides the opportunity to improve the configuration of the circulation road on the north side of the building and the intersection with Pauline Avenue. Mr. Green said that the proposed plan would provide 431 parking spaces for the Phase 2 portion of Town Center, which is 37 more spaces than the Zoning Ordinance requirement. The standard of one parking space per 220 square feet of building floor area was used to calculate the required parking for the existing and proposed retail space in Phase 2. He said that the proposed building would have an area of 56,192 square feet. He indicated that the floor area ratio (F.A.R.)of the building would be 0.24, and the B-5 District allows an F.A.R. of 0.5. He said that the lot coverage would be 0.20 and the building would be 32 feet in height. He noted that a building setback of 48 feet is provided from Route 83 and 70 feet from the west property line, and these setbacks are greater than the B-5 requirement. L./ Mr. Schwartz commented that the Town Center shopping center needs an anchor store and Melvin Simon has been looking for an appropriate user. He pointed out the Town Center does not have the market area of a regional mall, and Simon has focused on trying to find a user that will be successful at this particular location. He noted that Byerly's supermarket had looked at the site several years ago but decided not to proceed with the Town Center store. He said that Buffalo Grove Plan Commission-Regular Meeting-September 17, 1997-Page 3 Eagle Food Centers is now doing upscale stores, and the Illinois area is one of the company's main areas of concentration for new stores. He stated that the Buffalo Grove store would generate a sales volume of$25,000,000.00 per year, and the Village's annual share of sales tax revenue would be $220,000. He noted that a text amendment to the Zoning Ordinance would be needed to allow a supermarket in the B-5 District. Mr. Larry Sanford stated that Eagle Food Centers has 32 stores in the Chicago area, and three new stores and twelve replacement stores are planned. He said that an average Eagle store costs $9.5 million to build and has an area of approximately 56,000 square feet. He commented that Buffalo Grove is an under-served market and the proposed Eagle store would offer products as good as what is offered at Jewel and Dominick's, and Eagle would offer lower prices. Chairman Goldspiel commented that when the Town Center development was planned, a supermarket use was deliberately not included. The Jewel store located on the other side of Route 83 because the Village would not allow it at Town Center. Commissioner Ottenheimer noted that there used to be an Eagle store in Buffalo Grove, and he inquired what changes have been made to Eagle's business approach that would indicate that a new store would be successful at the proposed location. Mr. Schwartz said that Dominick's purchased a number of properties owned by Eagle, including the store in Buffalo Grove that was closed. This closure was a business decision by Dominick's; it did not mean that the Eagle store was not profitable. At the time that properties were being sold, Eagle's management had decided to concentrate on stores at the periphery of the Chicago region rather than to occupy the same markets as Jewel and Dominick's. He said that Eagle is now doing well, and the current management team intends to compete in markets throughout the Chicago area. Commissioner Ottenheimer inquired if the proposed Buffalo Grove store would be similar to the Eagle store in Lake Zurich. He asked if the store would have a deli and bakery. He also asked if a marketing study had been done to determine if the proposed store would be successful. Mr. Sanford said that the Buffalo Grove store would be different; it would be larger and have larger departments for perishable foods than the Lake Zurich store. He indicated that the Buffalo Grove store would have a deli and bakery. He said that Eagle has done a marketing study, and they are confident that the market can support the proposed store. Chairman Goldspiel noted that there was an Eagle store in Plaza Verde in the space that is now `./ occupied by Chernin's Shoes. He inquired why that store was closed since it was not acquired by Dominick's like the store at Cambridge Plaza. Mr. Schwartz said that the store in the Chernin's space is not comparable to the stores that Eagle is now building. He said that the new store in Morris, IL is an example of the new Eagle stores Buffalo Grove Plan Commission-Regular Meeting-September 17, 1997-Page 4 that can complete effectively in the Chicago area market. Commissioner Trilling inquired how long Mr. Sanford has been with Eagle Food Centers. Mr. Sanford said that he has been with Eagle since November 1996. Prior to working for Eagle, he was at Cub Foods for 30 years. He noted that Eagle's CEO has been with the company for two years, and Eagle is a public company now. Commissioner Trilling asked for some information concerning Eagle's ability to finance and operate new stores. Mr. Sanford said that Eagle has become stronger in the last two years and it is now profitable. The company has the resources to support the$250 to $270 million investment it is planning to make in developing new stores and replacing old stores. Commissioner Trilling inquired about the source of the capital for this development plan. Mr. Sanford indicated that the company will seek capital from a number of funding sources. Commissioner Trilling asked if Eagle's other new stores are the same size as the store proposed for Buffalo Grove. Mr. Sanford said that the Morris store is smaller at 50,000 square feet,and its older stores range in size from 30,000 to 60,000 square feet. He noted that the Dominick's at Buffalo Grove Road and Dundee Road is approximately 30,000 square feet, and the store in Chase Plaza to Lake Cook Road and Arlington Heights Road is 60,000 square feet. Chairman Goldspiel noted that the Jewel store at the Grove shopping center on Route 83 at Lake Cook Road is 62,702 square feet based on information he requested from the Village staff Commissioner Trilling inquired if Eagle's price competitive marketing strategy would be based on self-service by customers. Mr. Sanford replied that customers will not bag their own groceries;the store will not be a warehouse operation such as Aldi or Cub. He said that Eagle will compete directly with Jewel and Dominick's and offer similar customer service. Commissioner Trilling pointed out that the parking proposed on the southeast corner of the Phase L./ 2 area is across the circulation road from the existing building and the proposed Eagle store, and he asked if this parking is really practical for customers to use since it is so far from the buildings. Mr. Schwartz said that this area may be usable for customers of the existing Phase 2 building. He Buffalo Grove Plan Commission-Regular Meeting-September 17, 1997-Page 5 noted that the Village Board directed the developer to provide adequate parking, and the Board is looking at overall parking counts for Phase 1 and Phase 2. Commissioner Trilling asked if the turning radius within the unloading dock area on the north side of the building is large enough to allow trucks to turn around and exit at the Pauline intersection with Route 83. Mr. Green said that he is working on designing the turning radius that would be needed to allow trucks to maneuver and exit to the Pauline intersection. He said that the remote parking in the southeast corner of Phase 2 would probably be used mainly at peak shopping times such as holidays. Commissioner Trilling said that it is important that trucks be able to exit the site to the Pauline intersection at Route 83. He commented that other supermarkets in the Village have separate service drives for truck unloading. He pointed out that in some cases there is a separate curb cut for the service drive such as the Jewel at the Grove where trucks can access the site directly from Lake Cook Road. He noted that the proposed site plan does not include any areas for storing shopping carts in the parking lot. Mr. Green indicated that areas for shopping carts can be added without removing required parking. Commissioner Samuels said that he has no objection to the supermarket use, and he assumes that Eagle has done a marketing study to determine that the store will be viable. He said that he is dismayed with the poor performance of the Town Center retail area, and it appears that some major changes are needed. He commented that the anchor should be at the south end, and the Phase 2 portion of the center is not a retail area. He said that customer traffic coming to the Eagle store at the north end won't spillover to the south end of the center, so the impact of Eagle as an anchor will be minimal. He noted that if the Eagle store were located at the south end of the center, the truck dock area could be at the rear of the store, in contrast to the proposed plan where the dock area will be along the north side of the store in a very visible location. He said that other types of stores such as Kohl's department store would have less impact on the adjoining Town Place residences than a 24-hour supermarket. Mr. Schwartz commented that the movie theater at the south end of the center is an existing use that can't be moved to accommodate a new anchor. Commissioner Samuels pointed out that the Byerly's store was proposed for the south end, and the theater use would really fit better at the north end in the Phase 2 area. Mr. Schwartz said that Eagle will keep truck traffic out the west side of the site where residential development adjoins the shopping center. He noted that Eagle will have a paper baling operation within the store, so this type of refuse will not impact adjacent uses. The trash compactor will be Buffalo Grove Plan Commission-Regular Meeting-September 17, 1997-Page 6 outside and pick-ups will occur two times per week. He said that deliveries to the store would be restricted to the hours between 6:00 a.m. and 10:00 p.m. Commissioner Samuels asked if other Eagle stores have the loading dock on the side rather than the rear of the building. Mr. Sanford said that other Eagle stores have loading docks at the rear of the building. Chairman Goldspiel asked if the dock area would be depressed. Mr. Schwartz indicated that a depressed dock is not planned. Commissioner Krug inquired about the view that people would have from the planned hotel to the north. Mr. Green stated that the developer of the hotel is aware of the proposed Eagle store and he does not object. He said that the roof of the Eagle store would be screened, and the hotel would be 800 to 1,000 feet from the supermarket. Commissioner Krug asked for verification of the sales tax revenue that the Village would receive, since the Village Board minutes of the August 18 referral discussion say that the Village's annual share will be $400,000.00. He asked how much of the sales tax from Eagle would be new sales tax as compared to just re-distributing the revenue from other existing stores in the Village. Mr. Schwartz stated that the correct figure is $220,000.00 in annual sales tax revenue to the Village. He said that he is not sure how much of this revenue would be new sales tax to the Village, but the store will draw customers from the general area, not just Village residents. Commissioner Krug inquired if any design or treatment is planned for the large wall that will face Route 83. He said that a sculptured treatment with perhaps a history theme would be preferable to having a large blank wall. Commissioner Berman asked if the parking in the southeast corner of the Phase 2 area is needed to meet the parking requirements of the Zoning Ordinance. Mr. Green indicated that he tried to provide as much parking as practical to address the Village Board's concerns. He noted that the amount of overall parking proposed for Phase 2 exceeds the zoning requirement. Commissioner Berman inquired about the peak parking demand for the existing Phase 2 uses and the proposed Eagle store. He suggested that land banking of some parking could be considered if the demand projections indicate that some of the proposed parking is not needed to serve Buffalo Grove Plan Commission-Regular Meeting-September 17, 1997-Page 7 customers on a regular basis. He asked if the proposed store is based on some standard plan used by Eagle. Mr. Green said that peak demand has not yet been determined. Mr. Schwartz said that the proposed store is a proto-type used by Eagle. He noted that the approved P.U.D. allows a 60,000 anchor on this site. Commissioner Berman inquired if it would be possible to add more space between the supermarket and the townhomes to the west of the site. He suggested the wall abutting the townhomes could be moved to provide more screening in this area if the supermarket building could be shifted 4 to 5 feet to the east. Mr. Schwartz noted that the supermarket building is setback approximately 75 feet from the west property line, and the B-5 requirement is 25 feet. Commissioner Moons inquired if there is an advantage to Eagle by locating within a tax- increment financing (TIF) area. He asked if other locations such as the building occupied by Crate and Barrel on Route 83 had been considered. Mr. Schwartz indicated that there is no advantage to locating within a TIF district. He said that the site is available and fits Eagle's size requirements and marketing parameters. He noted that the Crate and Barrel store is currently leased and would not be large enough for an Eagle store. Commissioner Moons commented that the row of parking along the curb in front of the existing Phase 2 building is not advisable. He said the parking proposed for the west side of the building will cause some conflicts with traffic wanting to circulate through the area. Commissioner Howard said that she is concerned with the landscaping around the loading dock area in terms of traffic visibility since customer traffic and truck traffic will be mixed together along this segment of the circulation road. Mr. Green said that he shifted the building to provide better traffic visibility, and landscaping P g will be designed to maintain adequate sight lines. Commissioner Howard said that she is concerned with the impact of the supermarket on the Town Place residential area, and she inquired about the signage that is planned on the east and south sides of the store. Mr. Schwartz said that signage will comply with the Town Center regulations. Commissioner Viehman said that the parking planned for the southeast corner should be eliminated if it is not required to meet the ordinance standard. He noted that the spaces along the Buffalo Grove Plan Commission-Regular Meeting-September 17, 1997-Page 8 curb in front of the existing building back directly into the circulation road and this will create traffic conflicts. He suggested that the south row of parking along the access road from Route 83 be eliminated. Chairman Goldspiel concurred with Commissioners Moons and Viehman concerning parking along the curb in front of the existing Phase 2 building. He noted that there are other locations such as along the west circulation road where parking spaces back directly into the circulation road. He said that he would like more analysis of how traffic will flow in and out of the site,and how the circulation road will be used by customer traffic. He said that traffic movement within the various parts of Town Center also need to be studied to determine how the proposed plan affects overall circulation. He asked if any consideration had been given to moving the circulation road on the east side of the site. Mr. Green said that if the Bank Lane intersection with Route 83 could be signalized,the function of the circulation road on the east side of the site could be re-evaluated. Chairman Goldspiel commented that the accessplanned for this proposed anchor is unusual. P P P Customers entering from the signalized intersection at Pauline would have to make a left turn to get onto the circulation road connecting to the parking lot and they would be driving past the loading dock area. Mr. Green said that to reduce the amount of traffic entering from the Pauline intersection,there would need to be a way to shift more traffic to the Bank Lane intersection. Chairman Goldspiel said that there should be some information provided concerning the impact of a supermarket on other uses in a shopping center, such as how much people go to the other shops in addition to the supermarket. He said it appears to him that the proposed Eagle store will not be a draw for Town Center that will result in shoppers going to other businesses in the center. He inquired if the projected sales tax revenue figure factored in the lower tax rate applied to food items. Mr. Schwartz said that the sales tax projection did factor in the appropriate tax rate for food items. Chairman Goldspiel inquired about the number of employees at the Eagle store. Mr. Sanford said that there would be a total of 210 employees spread over three work shifts. `.J Chairman Goldspiel asked if the bikepath will be shown on the plan. He asked if pedestrian access from the hotel and the residential areas in Town Center has been considered. Mr. Green said the path will be shown along the wall abutting Town Place. He said a 15-foot wide area is needed for the bikepath. He said that pedestrian access will be included in the site Buffalo Grove Plan Commission-Regular Meeting-September 17, 1997-Page 9 planning process. Commissioner Trilling suggested that the developer should look at re-configuring the circulation road on the east side of the site. He commented that perhaps some of the road could be removed and the proposed supermarket building could be shifted east closer to Route 83. Chairman Goldspiel said that angling the proposed building should also be considered. Mr. Simms stated that some of the existing leases at Town Center have stipulations that current conditions on the property will be maintained, and he would have to evaluate these stipulations to determine if changes to the circulation road are allowed. Commissioner Samuels inquired about the amount of property that would be purchased by Eagle Food Centers. Mr. Simms said that Eagle would purchase the vacant portion of the Phase 2 area. Commissioner Samuels asked if the land to be purchased is inside of the circulation road on the east. Mr. Simms replied affirmatively. He indicated that some adjustments to the area to be purchased may be possible depending on whether the circulation road is shifted. Commissioner Viehman suggested that a portion of the east circulation road could be eliminated and the building could be angled. He commented that the truck unloading area needs to be re- assessed and truck traffic should be forced to the Pauline Avenue intersection. Mr. Simms said that the development team has to be careful to not create a traffic bottleneck in front of the existing Phase 2 building. Commissioner Samuels said that a"Y" intersection could be used between the proposed Eagle store and the existing Phase 2 building to let some traffic flow to the rear of the existing Phase 2 building. Chairman Goldspiel asked if any Commissioners are concerned about the proposed use, particularly since an amendment to the B-5 District would be needed to allow the use. Commissioner Ottenheimer said that he is not opposed to the use, but he would like to see the video that Eagle has prepared describing the new stores is it proposing in the Chicago area. Commissioner Samuels indicated that he has no objections to Eagle Foods being in Town Center, but he doesn't favor the proposed location at the north end of the center. Buffalo Grove Plan Commission-Regular Meeting-September 17, 1997-Page 10 Mr. Green said that the development team would evaluate all the comments made by the Commission and try to develop some plan revisions to address the concerns. Chairman Goldspiel summarized the main issues identified by the Commission: 1. Provide as much buffering as possible along the west side of the site adjoining the Town Place townhomes; 2. Evaluate internal traffic circulation in the entire Town Center shopping center and determine the relationship between the Phase 1 and Phase 2 areas concerning traffic flow; 3. Verify employee levels at the proposed store and identify where employees will park and how many spaces are needed to accommodate the peak number; 4. Evaluate demand for parking in the Phase 2 area including the existing building and the proposed Eagle store; 5. Provide details concerning how Eagle will control the timing of truck deliveries and trash pickups; 6. Evaluate the impact of the proposed building on the Phase 2 area-can adequate parking and traffic circulation be provided based on the size of the building as proposed? Chairman Goldspiel asked if anyone in attendance had questions or comments about the proposed plan. A resident of 375 Town Place Circle asked if overall traffic impact has been evaluated,taking into account the approved hotel and banquet facility as well as the proposed supermarket. He also commented that the parking stalls planned along the west circulation road will create a hazard for through traffic using the road. He said that a 24-hour supermarket will create impacts such as noise, and the outdoor lighting will affect the adjoining townhomes. He noted that the townhomes are two stories, so it will be difficult to provide an effective screen to block the residents' view to the supermarket building and the outdoor lighting. Chairman Goldspiel indicated that the developer would be providing a traffic impact report and the hotel and banquet traffic should be included in this report. He noted that the Plan `./ Commission is concerned about the areas where parking spaces back directly onto the circulation roads. A resident of 393 Town Place Circle requested a comparison of the heights of the supermarket and the adjoining townhomes. Buffalo Grove Plan Commission-Regular Meeting-September 17, 1997-Page 11 Mr. Green said that he will have to get more information concerning the townhomes in order to compare the respective building heights. Mr. Sanford noted that the Eagle store will have a mezzanine, but this will not add to the overall height of the building. Mr. Schwartz indicated that residents of the area may contact him if they have questions concerning the proposed plan. SUNRISE ASSISTED LIVING. WOODLAND COMMONS. ROUTE 22 WEST OF CONDELL ACUTE CARE CENTER.APPROVAL OF A PRELIMINARY PLAN AND REZONING TO R-9 SPECIAL USE FOR SENIOR CITIZEN HOUSING - WORKSHOP#1 Mr. Schwartz stated that he represents Sunrise Assisted Living. He introduced Mr. Timothy Hedges of Sunrise and he indicated that John Green and Rich Vane of Groundwork, Ltd. are the land planners for the project. Mr. Schwartz said that the property is Lot 1 of the resubdivision of Lot 2 in Woodland Commons on Route 22. He indicated that the developer is requesting rezoning to the R-9 District with a Special Use for senior citizen housing. He noted that the proposed building would be a two story structure with a floor area of 55,000 square feet containing 78 dwelling units. Chairman Goldspiel commented that the developer should explain the concept of"assisted living" as the first item for the workshop. Mr. Hedges explained that the Sunrise facility would provide housing and support services for frail elderly persons. He said the typical resident is 85 years old and is no longer able to live independently. The majority of residents are female, and the residents no longer drive automobiles. He noted that the facility would provide meals, programs, activities and medication. He indicated that a full-time nurse is part of the staff at each facility. He said that Sunrise was started in 1981 and it is now one of the biggest providers of assisted living for the elderly. He indicated that Sunrise focuses on providing a residential environment rather than an institutional environment for its residents. Mr. Green reviewed the land uses adjacent to the site,noting that the Condell Acute Care Center is directly to the east and the Woodland Commons shopping center is to the west. A single- family residential area adjoins the site to the north. He indicated that although the site area is slightly over five acres, the developable area is 2.4 acres. He said that the site plan has been revised since `./ the Village Board referral to add more parking. Mr. Green noted that the facility is designed to have a residential scale, and the facility will include a wing and a garden area to serve residents who have Alzheimer's's disease. He pointed out that the plan provides walkways on the site for residents to walk around the facility. Buffalo Grove Plan Commission-Regular Meeting-September 17, 1997-Page 12 Mr. Green noted that the plan proposes a right-in,right-out driveway to Route 22 and this driveway will be shared by the Condell facility. He said that this driveway is approximately 560 feet from the driveway across from Willow Parkway. He indicated that the developer is expecting a letter from the Illinois Department of Transportation(IDOT)confirming that a permit will be issued for the proposed driveway. Mr. Green said that a variation is being requested to waive the requirement for an off-street parking space for loading and unloading. He indicated that a loading area is not needed for the facility. He commented that the refuse area will be inside the building. Mr. Green said that the Village Zoning Ordinance does not have a parking standard specifically designed for assisted living, so the nursing home standard has been used to compute required parking. He pointed out that the site plan provides 40 parking spaces,and Condell has agreed to allow the use of 10 spaces on its parking lot. Mr. Green indicated that parking information for 16 other Sunrise facilities has been reviewed as well as the standards used in seven other communities. He noted that the Marriott senior citizen facility in Prospect Heights has 55 spaces for 130 dwelling units. He commented that a ratio of 0.4 to 0.42 spaces per dwelling unit is a typical amount of parking provided,based on the information that he has reviewed. Mr. Green reviewed the screening to be provided on the north side of the site, noting that there is an existing row of Arbor vitae bushes eight feet in height. He said that the building would be setback 75 feet from the north property line where the site abuts a residential area. He noted that the floor area ratio (F.A.R.) for the building will be 0.25 of the gross site area and 0.52 of the net site area. The R-9 District allows an F.A.R. of 1.0. He said that the building will be 40 feet in height at the highest point. Mr. Schwartz commented that the proposed facility will be harmonious with adajcent uses and it will be compatible with the character of the area. Commissioner Trilling commented that the location is excellent for this type of use, and he noted that there are residential uses to the north and south of the site. Commissioer Ottenheimer inquired about the distinction between assisted living and skilled care. Mr. Hedges said that a specific license is required for skilled care, and specialized staff and equipment are needed for a skilled care facility. He said that assisted care requires a different type of certification from the State, and it does not provide the level of medical service that is given at a skilled care facility. Commissioner Ottenheimer inquired if a certificate of need is required and he asked if Sunrise expects any difficulty in obtaining the certificate. Buffalo Grove Plan Commission-Regular Meeting-September 17, 1997-Page 13 Mr. Hedges said that a certificate is required,and Sunrise is in the process of obtaining it.He indicated that they do not anticipate any problems in getting the certificate. Commissioner Ottenheimer inquired about other similar facilities in the area. Mr. Hedges indicated that Hawthorn Lakes in Vernon Hills is a facility for independent living, and it is basically an apartment building. He said that type of facilitydoes not require a license or certificate. He noted that the Claremont facility in Buffalo Grove is a licensed nursing home and `./ it has specialized staffing and equipment. He said that the Wealshire facility in Lincolnshire is specifically for residents with Alzheimer's disease. He commented that assisted living is a type of housing that is not common in the area, and it is needed to provide housing for elderly persons that require some level of services but do not need to be in a skilled care facility. Commissioner Ottenheimer asked about the bedroom mix of the 78 units. Mr. Hedges indicated that 20 of the units would have two rooms and the remainder of the units would be single bedrooms. He indicated that the two room units are often laid out as a living room and a bedroom. He said at full occupancy there would be 85 to 90 residents in the facility. Commissioner Ottenheimer asked when the peak parking demand occurs. Mr. Hedges said that visitation is heavier on weekends, but the staffing level is lower because fewer of the administrative staff work on weekends. He said that peak parking demand actually occurs during the regular work week when the number of employees is at the maximum. He said that there would be approximately 23 employees at the maximum level during a typical week day. Commissioner Viehman inquired about the types of employees who would be at the facility. Mr. Hedges indicated that there would be one full-time nurse, several nursing assistants, a manager and other staff involved in housekeeping and food preparation. Commissioner Viehman asked if the color perspective drawing is the standard design used for all Sunrise facilities. Mr. Hedges said that the rendering is a proto-type design,but not all Sunrise facilities use this design. Commissioner Viehman commented that the location is appropriate for the proposed facility, but the Victorian design seems out of place for the area. Mr. Hedges indicated that they would look at usingcolors similar to the Condell building in order to make the building blend in with the area. Buffalo Grove Plan Commission-Regular Meeting-September 17, 1997-Page 14 Commissioner Berman said the proposed facility has an interesting appearance, and he wouldn't want the design to be down-graded just to make it look more like adjacent commercial and office buildings. He asked if any defined arrangements have been made with Condell or the Woodlands shopping center concerning parking. Mr. Green said that Condell has provided a letter indicating its willingness to allow the use of their parking lot, but no agreement has been made. Commissioner Berman asked if the list of parking at other Sunrise facilities included all facilities or just selected facilities. Mr. Green said the list focuses on facilities that have been in use for a few years, and the list could be expanded to include some newer projects. Commissioner Howard inquired about the layout of the building concerning the kitchen and dining room. Mr. Hedges reviewed the floor plan and pointed out that the kitchen would be in the east portion of the first floor. He said that there are two seatings for each meal, so not all the residents would be in the dining room at the same time. Commissioner Howard asked if the garden for residents with Alzheimer's's would be fenced. Mr Hedges indicated that a six-foot high cedar fence would enclose the garden. Commissioner Samuels said that the site plan is well-designed, but he inquired if more parking could be provided in areas where large landscape islands are shown. Mr. Green said that more parking could be provided, but he was trying to give the site as much landscaping as possible. Chairman Goldspiel noted that the Claremont facility provides care for Alzheimer's's patients, and he asked if the Sunrise facility would be serving residents not requiring as much care as what is provided at a nursing home. Mr. Hedges said that there are several stages of Alzheimer's's disease, and the Sunrise facility would serve residents in the early stage. He said that the Sunrise facility is small-scale and provides a pleasant environment for residents with Alzheimer's. Chairman Goldspiel asked what outdoor area would be provided for regular residents. Mr. Hedges indicated that the looped walking path,the outdoor benches and the porches are designed for use by residents. Buffalo Grove Plan Commission-Regular Meeting-September 17, 1997-Page 15 Chairman Goldspiel asked if a van would be used at the facility and if it would be kept in a garage. Mr. Hedges said that a 14-passenger van will be used to take residents to shopping areas,parks and cultural facilities. He said that the van would be parked outside in the parking lot. Chairman Goldspiel asked about the level of staffing and if any of the employees would use public transportation to get to the facility. Mr. Hedges said that he had originally indicated there would be 27 employees at peak times,but he now thinks that the facility could operate with 23 employees at the peak. He said that he does not anticipate that employees will use public transportation. Chairman Goldspiel inquired if any of the residents would have cars. Mr. Hedges said that residents of Sunrise facilities do not have cars, and the only exception is at one facility where an elderly male resident had an old classic automobile. Chairman Goldspiel commented that his experience in visiting a relative's nursing home is that parking is not available. Mr. Hedges said that Sunrise facilities provide adequate parking for visitors, and the reason that some nursing homes may have a parking deficiency is that the number of employees is relatively large. He said that visitors to a Sunrise facility are usually coming from a distance of less than five miles, and there is a lot of flexibility concerning when people can visit. Chairman Goldspiel asked about the typical length of a rental lease and what rates are charged. Mr. Hedges said that leases are for one year at the beginning and then on a month-to-month basis. Typical monthly rents are $2,500 to $3,000 per month for a one-bedroom unit and$3,500 for a two-room unit. He said that Sunrise facilities are 100 percent private pay and no Medicare payments are used. Chairman Goldspiel inquired about the impact on Village services such as ambulance calls. Mr. Hedges indicated that Sunrise contracts with an ambulance service for scheduled trips. `./ Chairman Goldspiel asked if visitor programs such as music and plays are scheduled for the facility. Mr. Hedges said that programs of that type are offered, and Sunrise operates its facilities on a social, not a medical model. Buffalo Grove Plan Commission-Regular Meeting-September 17, 1997-Page 16 Chairman Goldspiel said that the food service area needs a place to unload supplies, and the linen service would also require space for loading and unloading. Mr. Hedges said that linen service is done within the facility. Mr. Green commented that the scale of the food service operation does not warrant a separate unloading area. He said that deliveries for the kitchen would occur 3 to 4 times per week and last for 15 to 20 minutes. Li Chairman Goldspiel commented that the assisted living use appears to fit within the nursing home category, and an amendment to the Zoning Ordinance doesn't appear to be necessary. Commissioner Samuels concurred that the use could be handled as a nursing home in terms of the Special Use approval. Commissioner Krug commented that if a"life care facility"were being proposed an ordinance amendment would be needed because the independent living component would have a heavier parking demand than an assisted living facility. Commissioner Trilling inquired if the building could be shifted to the west to provide more area for landscaping and to lessen the visual impact of having the facility relatively close to the Condell building. He noted that the architecture of the two buildings will be very different,and it may be advisable to provide more distance between the buildings. Mr. Green said that he would prefer to keep the building in the proposed location because it preserves the meander of the driveway, and landscaping is planned for the western portion of the site. Mr. Schwartz requested that the project be allowed to proceed to a public hearing. The Commission agreed that the project is ready for a public hearing. CHAIRMAN'S REPORT-None FUTURE AGENDA SCHEDULE Mr. Pfeil noted that the meeting scheduled for October 1 will be canceled, but a special meeting will be scheduled for October 8. The item on this agenda will be a public hearing concerning `.i amendments to the Zoning Ordinance pertaining to outside display of merchandise in business districts. He indicated that the next regular meeting would be on October 15. PUBLIC COMMENTS AND QUESTIONS -None Buffalo Grove Plan Commission-Regular Meeting-September 17, 1997-Page 17 ADJOURNMENT Moved by Commissioner Moons, seconded by Commissioner Trilling and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 11:30 p.m. Respectfully submitted, /0-1-we e /At Robert E. Pfeil, Village Planner APP7OVED BY: 4 (6,(1)„,, T N GOLDSPIEL, Ch irman Buffalo Grove Plan Commission-Regular Meeting-September 17, 1997-Page 18