1997-10-15 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
October 15, 1997
Sunrise Assisted Living Residential Facility
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, explained the
procedure for the hearing and swear in those giving testimony.
Commissioners present: Mr. Goldspiel
Mr. Krug
Ms. Howard
Mr. Samuels
Mr. Berman
Mr. Trilling
Mr. Ottenheimer
Mr. Moons
Mr. Viehman
Commissioners absent: None
Also present: Mr. Marc K. Schwartz,Marc K. Schwartz& Associates
Mr. John P. Green, Groundwork, Ltd.
Mr. Richard F. Vane, Groundwork, Ltd.
Timothy E. Hedges, Sunrise Assisted Living
William Reid, Village Trustee
Richard Kuenider, Village Engineer
William Raysa, Village Attorney
Robert Pfeil, Village Planner
The following exhibits were presented by the petitioner at the public hearing:
Exhibit A: Photographs of similar facilities
Exhibit B: Aerial photograph of site
Exhibit C: Concept Plan presented at pre-application conference
Exhibit D: Conceptual Site Plan dated August 8, 1997
Buffalo Grove Plan Commission-Public Hearing-October 15, 1997-Page 1
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Exhibit E: First floor concept plan
Exhibit F: Preliminary Site Plan dated September 30, 1997 by Groundwork,Ltd.
Exhibit G: Letter from IDOT dated October 8, 1997
Exhibit H: Preliminary Engineering Plan dated September 30, 1997 by Groundwork,Ltd.
Exhibit I: Rendering of the proposed facility
Mr. Marc Schwartz stated that the developer began the approval process at the Village Board
with a pre-application conference on July 21, 1997. He stated the proposal is for the development
of a residential facility for senior citizens on Lot 1 of the Woodland Commons shopping center on
Route 22. The site has a commercial designation on the Village Comprehensive Plan and is
zoned Industrial. It is bordered on the north by an R-2 residential district, on the south by an R-8
Special Use residential district, on the east by the Condell medical facility zoned Industrial special
use and on the west by the Woodland Commons shopping center zoned B-3.
Mr. Schwartz stated that Sunrise is requesting a re-zoning to the R-9 District with a Special Use
for a senior assisted living facility. The proposed structure is a two-story, 55,000 square feet
building, 40 feet in height and with 78 residential units. One variation is being requested to waive
the requirement for on site designation of a loading dock.
Mr. Timothy Hedges of Sunrise Assisted Living noted that Sunrise was founded in 1981 and it is
one of the oldest providers of assisted living for the frail elderly. Assisted living is a housing and
services option that is between independent living and a nursing home for people who are past
truly independent living but who do not yet need full time medical attention as found in a nursing
home.
Mr. Hedges stated they have a full time nurse on staff that monitors a wellness program for each
resident. The facility provides three meals per day,housekeeping and linen service, and activities
and social programs managed by an activities director.
Mr. Hedges noted that Sunrise tries to provide a residential rather than an institutional
environment for its residents. The Victorian building design is residential and provides attractive
II! architectural details. The building is carpeted wall to wall, crown molding is used to create an
attractive interior design, and artwork is displayed in common areas. Over 40 percent of the
building is common area which includes dining rooms, an ice cream parlor, theater rooms,
libraries, activity rooms, sun porches, and a beauty salon. He stated they are trying to promote a
dignified environment for seniors.
Mr. Green stated the subject site is approximately 5.08 acres on the north side of Route 22,
immediately to the west of the Woodlands Commons shopping center. He further noted the gross
Buffalo Grove Plan Commission-Public Hearing-October 15, 1997-Page 2
area is slightly over 5 acres and the net area is over 2 acres. The gross area includes a service
road on the site servicing the two parcels immediately to the east and a stormwater detention area
which serves several of the parcels in Woodland Commons.
Mr. Green stated the original plan showed 24 parking spaces at the pre-application conference.
At that time there was some discussion as to how much parking would be necessary for this type
of facility. The Village has no specific ordinance requirement for this type of use. However, with
two acres available, there is adequate space available to provide parking. He noted as much green
`./ space as possible has been maintained in the layout of the building and parking area.
Mr. Green further noted the extension of Willow Parkway runs through the site along the west
side and curves along the north side of the site and serves the Condell Acute Care Center and the
fire station immediately to the east of the Condell facility. As it exists now, people going to
Condell must go all the way over to Willow Parkway and then north around the site and enter
from the north side. This has been somewhat of a problem for Condell. With the completion of
this development and the driveway to Route 22, the traffic will flow better in and out of the
Condell facility.
Mr. Green stated the facility has four wings. There are one and two room units, all with small
kitchens and living room areas. The facility has one wing for administrative operations as well as a
full service kitchen and dining area. There is also a wing for Alzheimer's patients, including a
controlled access garden on the north side of the wing. This wing has limited access so that these
patients can still maintain an active and productive lifestyle while having the controls necessary to
ensure their safety and well-being.
Mr. Green noted the previous workshop discussions indicated the existing ordinance for senior
housing will work for this particular use providing there will be appropriate parking for
employees. There are now 43 parking spaces shown on the plan as had been concluded as the
required parking for this facility. He further stated they have developed the parking so that it
meanders through the site maintaining the estate feeling of the design.
Mr. Green noted it was important to them to maintain the sense of green space along Route 22.
One of the existing wet detention basins at the corner of Route 22 and the extension of Willow
Parkway has a very nice view and they have endeavored to maintain 50 feet of green space
between the south lot line and the driveway that goes through to the parking.
Mr. Green stated they have also developed a right-in,right-out access point that straddles the
Condell Medical Center site and the subject site. He noted that IDOT has issued a letter dated
October 8, 1997 approving in concept of the right-in, right-out only access with a westbound
right hand turn lane located on the common line of Condell Medical Center and Sunrise Assisted
Living. He stated they have located the access between the two lots so that they are able to
maintain approximately 560 feet of separation between Willow Parkway intersection and the
right-in, right-out. This allows westbound traffic on Route 22 to access both the proposed site
Buffalo Grove Plan Commission-Public Hearing-October 15, 1997-Page 3
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and the Condell site or those leaving who are going westbound on Route 22 to exit from the
Condell facility or even from the subject site. This design should facilitate an easier and better
flow of traffic. There is still access to the subject site from the extension of Willow Parkway,
which is aligned directly to the access point to the Woodland Commons shopping center.
Mr. Green further noted there will be a canopied drop-off lane at the south or front of the
building. There is a meandering walkway around the building. In addition a walk will be
extended all the way over to Woodland Commons providing the opportunity for the residents to
`./ walk over to the retail shopping area. Additionally they have extended the sidewalk down to the
existing walk system along Route 22.
Mr. Green noted they have reviewed 22 similar facilities concerning parking and they found that
the average amount of parking that has been provided and proven to be sufficient is a ratio of.46
spaces per dwelling unit. The proposed plan with 43 parking spaces achieves a parking ratio of
.55 spaces per unit. This is the upper end of the parking ratio for assisted living facilities, and they
are very comfortable with the proposed amount of parking. Additionally, Condell Medical Center
has provided a letter indicating that Condell is agreeable to working out an arrangement to allow
Sunrise to use the parking at the Acute Care Center for occasions when additional parking may be
needed.
Mr. Green stated the PreliminaryEngineering Planhas been submitted to the Village Engineer.
Most of the infrastructure is in place at the site and it is mainly a matter of connecting to the
existing utilities.
Commissioner Howard asked if anyone can get into other parts of the building other than through
the main entrance.
Mr. Green stated there are limited access points at other parts of the building because they are
needed for emergency egress, with the exception of the Alzheimer area which has more stringent
controls. Typically these other entrances are locked and would need to have key or controlled
access.
Commissioner Berman inquired how you get from the back two wings to the front of the building.
Mr. Green noted that would be accomplished through the center control aisle for the purpose of
control over the Alzheimer wings.
Commissioner Berman noted there appears to be only one stormwater drain in the parking
lot/driveway area and asked if that would be sufficient.
Mr. Kuenkler noted this is not yet the final design but it could be sufficient.
Mr. Richard Vane of Groundwork, Ltd. noted there are three separate inlets for driveway
Buffalo Grove Plan Commission-Public Hearing-October 15, 1997-Page 4
stormwater drainage.
Commissioner Berman asked what kind of lighting would be used for the facility and signage.
Mr. Hedges stated there will be small bollard lighting around the sidewalks along the front entry
and some downlights. Parking lot lights will be seven foot high lantern type of lights. The front
entry sign will be an uplit type of lighting.
Commissioner Trilling asked if the 4 foot width for the sidewalk will be sufficient for two
wheelchairs or a walker and wheelchair to get by.
Mr. Hedges noted 4 feet is typically sufficient, particularly since wheelchairs are normally
escorted by staff. He stated they are trying to keep it low key and residential in nature as
possible.
Mr. Kuenkler noted the Village's standard for a public sidewalk is a width of 5 feet.
Mr. Green stated they can make the sidewalk 5 feet but the intent of a public sidewalk is to serve
greater numbers of the public whereas this is much more low key. With this number of people,
the extra paving will not be of much value.
Commissioner Trilling asked if there are showers or tubs in each room.
Mr. Hedges noted each room has a shower with a hydrotub in the common areas for bathing.
Commissioner Trilling asked about emergency techniques.
Mr. Hedges noted there is always a specific fire safety plan. The building is built to institutional
construction standards with fire rated walls and fire compartmentalization. In the event of a fire
there is a voice activated alarm that instructs people to migrate to certain areas of refuge within
the building. Fire doors close off certain sections and it has a two hour fire rating to allow time
for the Fire Department to come in and evacuate people.
Commissioner Moons asked if the service road has a sidewalk at the present time.
Mr. Green stated the service road does not have sidewalk at this time. The service walk is 27 feet
wide back to back which is standard Village road size. With the inclusion of this project there will
now be a way to get from Condell over to the shopping center. There is a continuing walkway
that runs through the entire site straight over to Woodland Commons shopping center.
Commissioner Moons asked if the entrance between Condell and Sunrise is being completed
entirely by Sunrise.
Buffalo Grove Plan Commission-Public Hearing-October 15, 1997-Page 5
Mr. Green stated yes, and it is expected to be shared with Condell, although the exact percentage
are not yet known.
Commissioner Viehman asked how the Alzheimer's patients get to the dining room.
Mr. Hedges noted the Alzheimer's area is broken up into two separate wings, each with its own
country kitchen. The meals are prepared in the main dining room and brought back and served in
the two individual kitchen areas. The Alzheimer's section is a self contained area.
Chairman Goldspiel asked how much space there is between the 27 foot service drive and the
nearest point of the building.
Mr. Green stated the perimeter service road is in a 60 foot wide easement itself. The perimeter
road is 27 feet which leaves approximately 14 '/2 feet of parkway on each side. The building is set
back approximately another 5 feet which places the structure 20 feet from the perimeter road
surface to the nearest point on the building.
Chairman Goldspiel asked how the controlled garden area will be fenced.
Mr. Hedges stated they typically make the fence 6 feet high which provides adequate safety and
security, usually cedar or similar material in a see through style.
Mr. Green stated the fence would also be 20 feet from the nearest point of the structure.
Chairman Goldspiel asked if Condell has agreed to a widening of the westernmost aisle at the
access to the site.
Mr. Green stated there has been discussion with Condell and everyone agrees the lane will need to
be widened to accommodate the two way traffic. It is being widened to the east because to the
west there is an existing utility easement which would preclude putting any plant material over the
area. This way, there is existing plant material along the west side of the existing driveway which
can be maintained.
Chairman Goldspiel asked what impact the absence of a loading area would have on the
functioning of the two drives.
Mr. Green noted there are two types of deliveries that would be make to this facility. One is small
vehicle deliveries which can be made in front of the building at the drop off lane. The southeast
wing is where the kitchen area is located which has deliveries of foodstuff approximately 4 to 5
trucks per week. With the new driveway and the limited amount of traffic which is anticipated
and the driveway width, there is opportunity for any truck to stop along the driveway for 10 to 15
minutes and make its delivery directly into the service wing of the facility.
Buffalo Grove Plan Commission-Public Hearing-October 15, 1997-Page 6
Commissioner Krug asked if there are facilities for couples.
Mr. Hedges noted historically they have not had many couples. However,there are two room
suites which could accommodate couples.
Commissioner Krug noted the criteria for the Special Use had not yet been addressed.
Mr. Schwartz stated the Special Use will serve the public convenience at the location:
1. That the establishment, maintenance and operation of the Special Use will not be
detrimental or endanger the public health, safety, morals, comfort or general welfare
2. That the location and size of this Special Use and the nature and intensity of the operation
involved and the size of the subject property in relation to the Special Use and the location
of the site in relation to streets giving access to it shall be in harmony with the orderly
development of the zoning district in which it is located
3. That the Special Use will not be injurious to the use and enjoyment of other property in
the immediate vicinity nor substantially diminish nor impair other property values in the
neighborhood
4. That nature, location and size of the buildings or structures involved with establishment of
a Special Use will not impede, hinder or discourage development and use of adjacent land
in buildings in accordance with the zoning district
5. That utilities, access roads, drainage and the other necessary facilities that are required to
sustain this use are already provided
6. That the parking area will be adequate size for this use and the entrance and exit
driveways shall be designed to prevent traffic hazards and eliminate nuisance and minimize
traffic congestion
Mr. George Rothermel, President of the Woodlands Condominium Association, stated the
association is concerned with:
1. Continuity of the architecture between the proposed structure and both the Condell
Medical Center and Woodland Commons.
2. Delivery of supplies as proposed which will jam up traffic on the service road as well as
create problems for snow removal and refuse maintenance. He further noted there is no
waste management area proposed.
3. That the capacity of the 21- inch sewer may not be sufficient to handle everything in the
Buffalo Grove Plan Commission-Public Hearing-October 15, 1997-Page 7
area due to all the rapid expansion in the area.
4. That the proposed staffing ratios being way too low for the number of residents,which
will include Alzheimer's patients.
5. Traffic congestion on Willow Parkway due to cut through traffic going to Prairie and onto
Route 22. He noted the extension will give people another cut through route once they
become familiar with the development.
Mr. Jim Dixon, 305 Blackburn Drive, asked what the back side of the building will look like and
what kin of lighting will be provided. He commented that the Victorian facade is a welcome
change to the area. He also asked if there are any plans to extend the sidewalk over to the
Blockbuster store so that people would not have to cross over an empty lot. He further noted
some concern with the Woodland ponds which overflowed in 1996 being sufficient to take care of
the new facility.
Mr. Kuenkler stated the proposed site is clearly in the service area of the inceptor sewer. The
service area has changed over the years. There was about 300 to 400 acres that were originally
contemplated for service which went to Long Grove. This was offset by the Town& Country
development which now comes into the sewer system, consisting of approximately 130 acres. He
stated the service area boundaries have changed but there is actually less sewage tributary to that
point than was originally designed for. He noted there were some problems with the outlet pipe
in some of the basins which caused a problem in the overflow in 1996 which have all now been
straightened out.
Mr. Green stated the architectural facade will be reviewed by the Appearance Committee who
scrutinizes these things at great length. He further noted deliveries will be very little in scope and
should not present any traffic problems. He also noted the waste area is inside the facility and
therefore no outside storage area is shown on the plan. He also stated the site has a considerable
amount of space where snow can be pushed off of hard surfaces which allows a lot of off paved
area storage capacity for any snow.
Mr. Green stated the Alzheimer wings have 12 rooms per wing or 24 total rooms and is a limited
element of the facility. In addition, the final stages of Alzheimers are transferred to other facilities
geared to handle those circumstances.
Mr. Green further stated the exterior of the facility is the same all the way around and Sunrise
wants this to feel like a residential estate neighborhood.
Commissioner Goldspiel asked about the possible sidewalk extension to the shopping center.
Mr. Green stated it is difficult to control the extension of the sidewalk off site. He noted he does
not disagree with the idea but they do not know what can be done.
Buffalo Grove Plan Commission-Public Hearing-October 15, 1997-Page 8
Mr. Hedges stated he was not averse to talking with the shopping center about the situation.
Mr. Raysa noted the path on the north side goes within the existing easement for ingress and
egress in driveway purposes and asked if that is allowed pursuant to the easement document.
Mr. Schwartz stated they will check that out although he believes the answer is yes.
Mr. Raysa asked if the developer is obtaining an easement for use of the 10 to 15 feet of the
Condell property for green space.
Mr. Green noted that is the existing green space as well as an existing curb.
Mr. Raysa asked if there will be a cross easement between the property owners as far as the right-
in, right out driveway.
Mr. Schwartz stated yes.
There being no further comments or questions from anyone else present, Chairman Goldspiel
closed the public hearing at 8:50 p.m.
Res fully su 'tted,
ay Ru n, ecretary
APPROVED BY:
S E HEN GOL SPIEL Chairman
Buffalo Grove Plan Commission-Public Hearing-October 15, 1997-Page 9
1
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
October 15, 1997
Sunrise Assisted Living,Woodland Commons, Route 22 west
of Conde!!Acute Care Center,Approval of a Preliminary
�./ Plan, rezoning to the R 9 District and approval of a Special
Use for a senior citizens assisted living facility
Town Center, Phase 2 area of shopping center,Proposed Eagle
food store, Amendment of Planned Unit Development(P.U.D.)
And Amendment of Section 17.44.060.C. of the Buffalo Grove
Zoning Ordinance to allow a food store in the B-5 District— Workshop#2
Chairman Goldspiel called the meeting to order at 8:50 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: Mr. Marc K. Schwartz,Marc K. Schwartz& Associates
Mr. John P. Green, Groundwork, Ltd.
Mr. Richard F. Vane, Groundwork, Ltd.
Mr. Timothy E. Hedges, Sunrise Assisted Living
Ms. Dawn Marshall,Barton-Aschman Associates
Mr. Emilio Fanpan, Consultant
Mr. William Reid, Village Trustee
Mr. Richard Kuenider, Village Engineer
Mr. William Raysa, Village Attorney
Mr. Robert Pfeil, Village Planner
Buffalo Grove Plan Commission-Regular Meeting-October 15, 1997-Page 1
APPROVAL OF MINUTES
Moved by Commissioner Ottenheimer, seconded by Commissioner Berman to approve the
minutes of the regular meeting of September 17, 1997. All Commissioners were in favor of the
III
motion and the motion passed unanimously.
COMMITTEE AND LIAISON REPORTS -None
SUNRISE ASSISTED LIVING, WOODLAND COMMONS.ROUTE 22 WEST OF
CONDELL ACUTE C• ' CENTER. APPROVAL OF A PRELIMINARY PLAN.
REZONING TO THE R-9 DISTRICT AND APPROVAL OF A SPECIAL USE FOR A
SENIOR CITIZEN ASSISTED LIVING FACILITY
Moved by Commissioner Moons, seconded by Commissioner Howard to recommend approval to
the Village Board of the petition for rezoning from the Industrial District to the R-9 Multiple-
Family Dwelling District with a Special use for an assisted living facility for senior citizens and
approval of a Preliminary Plan with the following variation: ZONING ORDINANCE- Section
17.36.050.A. (To waive the requirement for an off-street parking space for loading and unloading
materials).
Commissioner Ottenheimer thanked the development team for their excellent presentation and
noted this is an excellent use for the site and one that is very needed in the community.
Commissioner Samuels agreed with Commissioner Ottenheimer. He complimented the
development team on the quality of the land plan.
Chairman Goldspiel noted concern with the proximity of the building to the service drive and he
indicated that he would prefer to have the setback increased by 5 feet. He asked if there are any
line of sight problems with this plan.
Mr. Kuenkler stated that the proposed building location will not create line of sight problems at
any of the intersections.
Commissioner Viehman noted the Appearance Commission will be looking closely at the
proposed fence for the controlled garden area, and a board-on-board wood fence is likely to be
recommended.
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
NAYS: None
ABSENT: None
Buffalo Grove Plan Commission-Regular Meeting-October 15, 1997-Page 2
ABSTAIN: None
The motion passed 9 to 0.
TOWN CENTER. PHASE 2 AREA OF SHOPPING CENTER, PROPOSED EAGLE FOOD
STORE. AMENDMENT OF PLANNED UNITED DEVELOPMENT (PUD)AND
AMENDMENT OF SECTION 17.44.060.C. OF THE BUFFALO GROVE ZONING
ORDINANCE TO ALLOW A FOOD STORE IN THE B-5 DISTRICT --WORKSHOP#2
Mr. Marc Schwartz stated they are before the Plan Commission on their second workshop
session, proposing a 56,000 square foot Eagle supermarket in the B-5 District of the Town
Center. He presented a video of an existing Eagle food store for the Commission.
Mr. Schwartz stated the exterior of the building will meet with the covenant requirements
concerning structure and design and will be in harmony with the colors of the Town Center as
well as some of the different architectural nuances.
Mr. John Green stated the siteis the8.82 acresof the northern portion of the commercial office
sub-district in Town Center. He noted the site is the portion which is denoted on the 1995
Concept Plan where the 60,000 square foot user was established. He noted they have tried to
deal with the site in its relationship to the entire northern 8.82-acres. Therefore, the parking
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counts, numbers and traffic flow all relate to the entire area.
Mr. Green stated the existing Phase 2 area has approximately 253 parking spaces that run
east/west along the site in front of the existing two-story commercial and office building. He
noted the Village Board had several problems with the original plan proposal which have now
been revised. He noted the amount of required parking has been studied, as have traffic counts
and building orientation. He further noted a staff report from the Fire Department indicated it is
important to have access completely around the building on this particular project because of its
commercial use. This became a very important factor in the plan.
Mr. Green stated they conducted comparable parking counts within the three existing stores in
Buffalo Grove. These counts were conducted on an early Tuesday evening between 6:15-7:00
p.m. They found 157-161 cars were present at that time. An 11:30 a.m. Sunday count contained
265 cars parked. At 3:30 p.m. on a Friday, the parking count was 110 cars. On Saturday
between 11:00 a.m. to 12:15 p.m. there were approximately 209-237 parked in the various
existing facilities.
Mr. Green stated the revised parking plan submitted proposes 255 cars for the Eagle store and
141-165 for the balance of the site for a total of 396-420 parking spaces. The ordinance requires
394 parking spaces.
Buffalo Grove Plan Commission-Regular Meeting-October 15, 1997-Page 3
Mr. Green stated the proposed plan has eliminated the isolated parking and pulled all parking
together so that it is all functional and usable. They have also eliminated all of the north parking
and moved the building further south so that line of sight, curvature and stacking lanes have been
improved. He also noted this plan has allowed them to open up the maximum amount of green
space on the north side of the facility. In addition,they have tilted the building 58-60 feet from
the east lot line on Route 83. This has opened a lot of green space on the west side of the
building. This has created the opportunity to extend a pedestrian walkway through the entire site
on the south side of the building. Mr. Green noted part of the parking has been turned in order to
better service the existing building as well as the proposed facility.
Mr. Green stated they studied the number of parking spaces, noting that 396 spaces meets the
ordinance requirements. This can be extended to 420 spaces without effecting any apparent
changes.
Mr. Green then noted he has flipped the loading and refuse and placed the refuse to the west. By
doing this they have eliminated the five point intersection. This still allows them to create the
green space. All the refuse can now stay on the east side of the site so that refuse trucks can
come up, back in and pull straight out. There is also sufficient turning radii now for trucks.
Mr. Green stated Eagle understands the need to be in conformance with the Town Center
standard. The proposed elevation is therefore masonry and reflects the same turn metal green
roofing throughout the Town Center. Eagle is also proposing to continue the canopy around the
side of the building, continue the architectural brick elements around the side of the building. The
masonry will also continue all the way around the building.
Ms. Dawn Marshall of Barton-Aschman Associates stated they conducted a traffic study for the
proposed food store. She noted they conducted traffic counts to obtain a data base of existing
conditions. The counts were conducted at the intersection of McHenry Road with Pauline Drive
and Bank Lane. That was used as the starting point to compare the impact of the store. Traffic
was generated for the proposed food store based on the square footage and on trip generation
rates published by the Institute of Transportation Engineers. This traffic was assigned to the two
adjacent intersections. The analysis indicated that Pauline Drive would stay with its existing level
of service, with a slight increase in delay. However, there will also be an increase in the number
of left turns outbound. Currently there is a high left turn volume from the east that gives a large
left turn arrow and the increased left turn out will balance so that it will be a balanced phasing.
For Bank Lane the majority of traffic would be right turns out. It is difficult to make a left turn
out of Bank Lane. Additional traffic will not improve that condition.
Ms. Marshall stated they reviewed the parking based on parking generation rates and noted that
on a weekday the peak parking volume would be 162 spaces and on a weekend it would be 193
spaces.
Ms. Marshall noted some modifications to the intersection proposed by Benes& Associates, the
Buffalo Grove Plan Commission-Regular Meeting-October 15, 1997-Page 4
Village's traffic consultant. In addition,they had concerns about cut through traffic from the east
diverting to the west. She noted she had done a brief count, observing that 33 percent of the
traffic uses the east, 66 percent uses the west and there is parking on both sides. She stated she
does not see a reason for cut through traffic to the west. Another concern of Benes&Associates
was the directional distribution, as traffic is not assigned to the west. It is a signalized intersection
onto Buffalo Grove Road and there is a possibility that some traffic may divert from the north at
Pauline and head west. Based on observations, it did not appear that a right turn at this
intersection would be a significant impact.
Chairman Goldspiel asked if there was any additional information from Benes& Associates that
the Commission needed to be aware of.
Mr. Pfeil stated that Darrell Wright of Benes and Associates commented that the design of the
loading dock should be improved, although he did not suggest moving it closer to the west
property line as shown on the site plan presented at tonight's meeting. Mr. Wright's primary
concern is the circulation road on the east side of the building along Route 83. This road will not
really function as a circulation road if the proposed plan is implemented. Mr. Wright noted that no
existing traffic volumes have been taken for the circulation road, so it is difficult to determine how
this road is being used at the present time. Mr. Wright also noted that there is no distribution from
traffic coming west into Town Center at Checker, although that might mean some of the trips
being assigned to Bank Lane and Pauline would fall out. If more traffic is coming from the west,
this would probably change some of the numbers for the better as far as what is exiting out
toward Pauline and Bank Lane. Mr. Wright noted that he would like to see the computer data that
supports the capacity analysis which is stated in the report. Mr. Wright indicated that the
proposed parking is adequate for the mix of existing uses and the proposed supermarket. He
pointed out that there is a sidewalk on the south end of the existing Phase 2 building that runs
along the south wall and just ends, and he questioned whether there is any intent for the sidewalk
to continue eastward toward the Route 83 sidewalk.
Chairman Goldspiel asked for a description of the shaded area on the plan on Route 83.
Ms. Marshall stated the existing shaded area as shown on the plan is a five lane crossection.
There are two through lanes and there is the ability to create a fifth lane for additional storage.
She noted her report does not recommend making this storage on McHenry Road. The primary
issue addressed in the report for purposes of the site design was to state the minimum storage
required at Town Place Parkway so that traffic does not block the egress from the eastern access
road.
Chairman Goldspiel asked what impact traffic would have coming from Buffalo Grove Road
through the western access into the site as well as the impact on internal traffic at this site as well
as the other drives going out to Pauline.
Ms. Marshall reiterated Chairman Goldspiel's request for traffic counts and discussion of general
Buffalo Grove Plan Commission-Regular Meeting-October 15, 1997-Page 5
traffic flow and its impact by the proposed development. She noted the entrance of Buffalo
Grove Road will affect the estimated directional distribution and stated they can do a count during
the peak hour.
Commissioner Samuels asked for a description of the delivery process and the refuse collection
process and how will they interface with the circulating traffic.
Mr. Green noted refuse trucks can pull in at Pauline heading west and back into the refuse area.
The radii will also work so that trucks can turn down at what would be the extension of Town
Place and back in then pulling straight out. Semis can come in from either the east or west, with
the radii now allowing them to back in from either direction and then pull straight out from either
direction.
Chairman Goldspiel noted there are two possible sources of noise. One is at the back end of the
truck as it loads and unloads and there is the motor noise of the truck when it is parked. He asked
what the difference would be in impact on the surrounding area if you have the loading dock as
originally presented or as reversed on the present plan.
Mr. Green stated he would need an acoustical consultant to look at the distance in both cases and
therefore does not have the answer at this time.
Chairman Goldspiel stated it appears the sight line question has been solved at the northeast
corner of the building with the change in plan but there is now a sight line problem at the
northwest corner.
Ms. Marshall stated some of the problem could be corrected through the use of curved mirrors.
Chairman Goldspiel stated that would be inadequate for this situation due to the speed at which
traffic may travel there. He emphatically stated he does not wish to rely on mirrors for a sight line
issue.
Commissioner Berman asked to what extent the traffic counts and qualitative analysis took into
account the cumulative effect of the hotel/banquet facility which is planned adjacent to this parcel.
Mr. Green stated the banquet hall/hotel is about 1100 to 1200 feet north of the proposed plan.
The hotel and banquet hall have a full access onto Route 83 at the east side of that development.
Commissioner Berman noted the hotel and banquet hall discussions had given indications that
there would be some impact on the roadway system through the Town Center and that there
would be people coming in at Checker and at Pauline as well as people exiting at both of those
points. He further stated that in order to have an understanding of the full impact of this facility it
is necessary for the effect of the approved plan to be taken into account and a cumulative effect
must be discussed.
Buffalo Grove Plan Commission-Regular Meeting-October 15, 1997-Page 6
Mr. Green stated he agrees that this will be necessary but it is too soon in the workshop process
to accumulate this kind of detail.
Commissioner Trilling stated he would like parking conditions to be examined, particularly the
north/south parking which is perpendicular to the east/west parking and the effect this will have
on traffic within the parking areas as well as on general internal traffic flow.
Commissioner Samuels asked if the handicapped spaces provided are sufficient both numerically
and location wise.
Mr. Green stated yes.
Commissioner Moons asked if traffic and parking flows on heavy nights for some existing
establishments such as Bumpers had been taken into account.
Mr. Green stated it had been taken into account to a certain degree. They have information
stating that at peak times for the grocery store will be on Saturday and Sunday during the day
time and a secondary peak will be during the early evenings on weekdays. They will be doing
further counts in comparison to the other two locations which have restaurants adjacent to
grocery stores and compare.
Commissioner Howard asked if it was being suggested that Bank Lane be a restricted access with
a left out and right out only.
Ms. Marshall stated she was suggesting that Bank Lane be striped and that it be an exclusive right
turn lane and a shared through and left turn lane.
Commissioner Berman suggested some thought be given to minimizing the noise problem of the
trucks at the loading dock if same is left as proposed on the plan.
Mr. Green stated they plan a wall along the entire north side to help minimize noise for the
adjacent residents. Buffering with landscape will also be useful for this purpose so that the more
green space they can provide, the better.
Commissioner Berman noted that placing landscaping at the U shaped green space at the loading
area will negatively affect sight lines and traffic safety issues.
Mr. Green stated he agrees and believes there a lot of opportunities in an area with this much
space available.
Commissioner Berman stated the question becomes whether this zoning change and this use is
appropriate in this location.
Buffalo Grove Plan Commission-Regular Meeting-October 15, 1997-Page 7
it
Commissioner Ottenheimer noted concern about the hours of delivery and hours of trash removal
and how same can be controlled since the facility is proposed as a 24 hour facility.
Mr. Green stated there have been some discussions about hours of 6:00 a.m. to 10:00 p.m.
Mr. Schwartz stated the testimony given is that deliveries would be limited from 6:00 a.m. to
10:00 p.m. and the trash is all compacted within the building so it merely a question of the waste
removal truck backing into the site and loading the container.
Commissioner Ottenheimer stated would not be happy living adjacent to such a facility and having
deliveries made at 6:00 a.m. to 10:00 p.m. and he would like to see a tighter time frame for
deliveries and trash removal.
Mr. Schwartz stated trash is only removed twice weekly and he does not believe deliveries are 7
days per week.
Commissioner Samuels noted he is sympathetic to noise factors in the early morning and late
evenings. However, he stated deliveries during peak hours can be a more dangerous situation and
he would almost rather have semi's unloading in off peak times.
Mr. Schwartz stated there is an ordinance that has been adopted by the Village approving a
60,000 square foot use. This large of a user will create and require truck traffic. He stated there
are no restrictions in the Town Center today and there are trucks coming through all the time
through the west roadway. He stated this is a commercial site and it will require delivery and
truck traffic and everything else regardless of the use.
Chairman Goldspiel asked what Eagle's usual truck unloading practices are like.
Mr. Emilio Fanpan stated trucks typically pull in, unload and leave. There are very rare cases
when a truck would stop and then be unloaded.
Chairman Goldspiel stated he would some thought be given to various alternatives for the loading
and unloading of trucks and how the noise impact and appearance will be handled.
Commissioner Trilling stated most stores have a service drive behind their stores where trucks are
stored prior to unloading.
Mr. Fanpan stated there is enough space at the rear of the building to have storage space where
the two trucks are unloaded and where the compactor is located. He further noted that semi
delivery is limited to only a couple of trucks per day.
Commissioner Trilling asked if a 6 car storage lane at Pauline leading onto Route 83 will be
sufficient and, if not, asked that some thought be given that issue.
Buffalo GroveCommission-Regular Plan Commission Meeting_October 15, 1997-Page 8
Chairman Goldspiel asked if there is any way to keep shopping carts at bay and from interfering
with pedestrian traffic to other businesses.
Mr. Green stated he will check out some ideas.
Commissioner Samuels noted it may be beneficial to angle the parking spaces in the north/south
parking area so that you can control the number of turns coming around the ends of the aisles.
countshow
Mr. Greenstated it is necessaryto see how itwill effectthe total and o to prevent
people from going down the aisles the wrong way.
Commissioner Berman asked about covenants or lease restrictions against changes in circulation
in the Town Center.
Mr. Schwartz stated changes in the circulation as set forth in the proposed plan are acceptable and
meet the criteria of the use restrictions. Having access only around one side of the building would
not meet with covenants.
Mr. Schwartz stated he would like to get a flavor from the Plan Commission as to the proposed
use. He noted that if the use is not an acceptable one, no design or changes will make the plan
move forward.
Chairman Goldspiel stated it is too early to commit as to whether he supports rezoning or not.
He stated the question is how all of this will work together and if the answers are received, he
would be better able to judge the suitability of this use.
Commissioner Samuels stated he cannot separate the use from the location and he disagrees with
the use in this location.
Commissioner Berman stated the questions of use, site plan and traffic are all interlaced and he is
not yet prepared to say yes or no to the use until he hears the answers and understands the
impacts.
Larry Rudnick, 375 Town Place, president of Town Place East Homeowner's Association,
inquired why the B-5 District specifically excludes food stores.
Chairman Goldspiel stated food stores are excluded because at the time the Town Center was
originally proposed and the Village Board felt a food store use was incompatible with the idea of
a pedestrian oriented shopping center that would draw from a large area and was not the vision
they had for the Town Center.
Mr. Rudnick noted the residents are concerned with a 24 hour operation for the food store.
Buffalo Grove Plan Commission-Regular Meeting-October 15, 1997-Page 9
Chairman Goldspiel noted that originally the ordinances did not allow 24 hour operation but were
changed to allow that little by little because the food stores were generally restocking at that time
and personnel were present and there is something to be said for having that service available.
The experience in the Village has not been a bad experience for the Village.
Mr. Rudnick noted this use is way too large for the site.
Chairman Goldspiel noted a comparison was made with some of the other food stores in the
Village and the proposed food store is a smaller plan than the others.
Mr. Rudnick stated he has a petition which represents the residents concerns with traffic at the
intersection of Pauline and Route 83 as well as all the other concerns discussed previous at this
workshop.
Don Gistenson, 451 Town Place, inquired about the distance from the loading area to Pauline.
Gerald Levy, president of Town Place Mid-rise Association as well as the Town Place Umbrella
Association, noted the concerns of the residents relative to traffic. He stated that Town Place
Parkway is the only roadway to serve the approved hotel/banquet center and two-tiered parking
lot. He noted this roadway is only 25 feet wide and acts as a shortcut off of Buffalo Grove Road.
The proposed plan will now bring trucks and other traffic and chaos will reign. Everyone will be
using this street as a shortcut through the hotel property or as a shortcut onto Buffalo Grove
Road. He stated it is unfair to go forward with this project when the hotel/banquet center has not
even been built as yet and its effects are not known.
Mr. Green stated the setback to the north from the eastern area where there is the refuse and
loading area is between 120 to 140 feet at the minimum as shown on the proposed plan. The area
from the west to the loading dock is also about 120 feet and then there is about 50 feet of loading
area.
Mr. Kaner, 381 Town Place Circle, stated his concerns are as follows:
1. Afraid a 24 hour operation will interfere with the peace and tranquility of the residents
2. Noise from trucks, especially refrigerated trucks will be particularly disturbing
3. The proposed food store will have to compete with existing food stores and various
promotions will create tremendous traffic
CHAIRMAN'S REPORT
Chairman Goldspiel stated he as well as Commissioners Moons and Berman attended a hearing
relative to the double tracking of the Wisconsin Central Line. The purpose of the meeting was the
Buffalo Grove Plan Commission-Regular Meeting-October 15, 1997-Page 10
describe the procedures used by Metra in studying what types of alternatives should be considered
in improving service to downtown Chicago.
FUTURE AGENDA SCHEDULE
Ii
Mr. Pfeil stated there will be a special meeting on October 22, 1997 and a regular meeting on
November 5, 1997.
STAFF REPORT -None
NEW BUSINESS -None
ADJOURNMENT
Moved by Commissioner Berman, seconded by Commissioner Ottenheimer and carried
unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 11:15 p.m.
Respe ly sub d,
Fay ubin, a ording Secretary
APP OVED BY:
/10,4
S EP N GO DSPIEL, Chairman
Buffalo Grove Plan Commission-Regular Meeting-October 15, 1997-Page 11