Loading...
1997-11-19 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION November 19, 1997 Busch Grove Community Park, West Site Improvements -Health and Fitness Center Preliminary Plan and Amendment of Park Master Plan 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. Chairman Goldspiel read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Samuels Mr. Trilling Mr. Ottenheimer Mr. Moons Mr. Viehman Commissioners absent: Mr. Berman Also present: Mr. Michael Rylko,Director of Parks and Recreation Mr. John Sullivan, Staehlin, Jantorni & Sullivan Mr. Richard Kepshire,Lindley& Sons, Inc. Mr. J. Thomas Seymour, Phillips Swager Associates Mr. Mark Lusson,Northwest Community Healthcare The following exhibits were presented by the petitioner at the public hearing: Exhibit A: Park Master Plan- West Site Improvements dated November 10, 1997 by Lindley and Sons, Inc. Exhibit B: West Site Features Plan Exhibit C: West Site Utility Plan dated November 10, 1997 Exhibit D: West Site Grading Plan dated November 10, 1997 Buffalo Grove Plan Commission-Public Hearing-November 19, 1997-Page 1 Exhibit E: West Site Landscape and Erosion Control Plan dated November 10, 1997 Exhibit F: Preliminary Floor Plan dated November 13, 1997 by Phillips Swager Associates Exhibit G: Proposed Building Elevations Exhibit H: Three dimensional building model Mr. Michael Rylko reviewed the previous workshop meetings stating the Buffalo Grove Park District is proposing to construct and operate together with the Northwest Community Hospital a health and fitness center of approximately 70,000 square feet on the northwest portion of the Busch Grove Community Park. The primary focus of this facility will be to enhance the general fitness of the residents. The facility will generate its income through membership fees and activity charges. The park district and Northwest Community Hospital have developed a lease agreement for clinical space and a management services agreement for the operation of the fitness center. Mr. Rylko stated the park district will provide the following benefits to the community by taking on this project: 1. Provides the community with the highest quality fitness and health training possible 2. Increases the overall wellness of the community by serving as a visible and knowledgeable advocate for pursuing healthy lifestyles 3. Provides opportunities to obtain physical,cardiac and outpatient therapy in a local facility managed by recognized leaders in these disciplines 4. Provides programs and equipment that will enhance the physical strength, flexibility, aerobic conditioning and mental health 5. Guarantees minimal impact on taxpayers as it is built and operated through user fees 6. Designed to generate income above and beyond debt service and operating expense which can be invested in other park district programs and facilities 7. Provides employment opportunities for area residents Mr. Rylko stated the proposed operating hours for this facility are Monday through Friday from 5:30 a.m. to 10:00 p.m., Saturdays and Sundays from 7:00 a.m. to 7:00 p.m. and may stay open to 11:00 p.m. for private rentals. Mr. Richard Kepshire of Lindley & Sons, Inc. stated the proposed site is down to approximately Buffalo Grove Plan Commission-Public Hearing-November 19, 1997-Page 2 75 acres from its original 79-acres. It is bounded on the north by Busch Road, on the east by Buffalo Grove Road and on the southwest by Route 83. He noted the Park District was able to start an Illinois Department of Transportation bikepath grant project at the same time the northeast site improvements were begun. This path starts at the intersection of Busch Road and Buffalo Grove Road and proceeds along the westerly right-of-way of Buffalo Grove Road and then at the south end of the northeast site improvements it turns and goes in a westerly direction and crosses the creek and intersects with a north/south bicycle path that starts on the south side of Busch Road on the east end of the garden plots. The path proceeds southerly on the westerly side of Farrington Ditch and terminates at the southerly section of the park site at Route 83. Mr. Kepshire noted there is a considerable area of flood plain and existing wetlands. A majority of the area adjacent to the creek is considered wetlands under the jurisdiction of the U.S. Army Corps of Engineers. Through development of the Route 83 project some existing isolated wetlands associated with the northeast section and the northwest section of this site were combined into a mitigation site. At this time the park district is anticipating development of the health and fitness center with access off of Busch Road with a driveway that will proceed south and which will make a connection to Route 83 opposite the southerly drive of Lucinda Drive. This initial phase will provide approximately 338 parking stalls and stormwater management for the initial westerly phase of the improvement will be provided in three locations on the westerly side of the parking lot, the northeast side of the parking lot and one on the southeast end of the parking lot. There will also be some additional stormwater management that will be provided that will occur in a future detention area that will be located opposite future improvements associated with various other park amenities. Mr. Kepshire noted the future community center may ultimately be connected to the south end of the health and fitness center and the driveway access off of Busch Road down to Route 83 will serve the proposed community center. Stormwater management will run through the parking lot on the westerly site making a connection to the westerly detention basin. He further noted they will also pick up storm drainage off the northerly side of the building and route it through the northeast detention basin and down through the southeast detention basin. Water mains will be provided to serve the building in terms of domestic and fire protection. The water main will be extended from a point along the westerly property line of the park and extend along the north side of the parking lot to the northeast corner of the building and then looped back over to the existing main on Route 83 with another fire protection line which will be provided at the southeast corner of the building. He stated the sanitary service will be extended from a service stub that was provided about three years ago as part of the Route 83 improvements which will need to be extended to serve the health and fitness center. Mr. Kepshire indicated the parking lot will be graded so that the high point will be at the northwest corner and it will drain in a southeasterly direction towards the building. There will be a low area that will allow water to drain away from the building to the center of the parking lot and then over towards the detention basin. The surface overflow route will be provided that will ultimately connect to the detention facility associated with the future baseball field. Drainage Buffalo Grove Plan Commission-Public Hearing-November 19, 1997-Page 3 from the north side of the building will be routed into the detention basin at the northeast and then through the southeast side of the building. In addition,they are planning to provide screening and berming along Busch Road to reduce the impact of the parking areas. This berming will occur along Busch Road between the daycare center and the parking lot. There are presently a number of existing evergreen and ornamental trees which will be retained. Mr. Kepshire stated the parking lot and drives will be provided with approximately 10 light poles of a maximum mounting height of 24 feet. He noted lights will also be placed along the `./ driveway leading up to Route 83. In addition to the on site lighting,the park district will be required to provide lights along Busch Road at the time the Busch Road improvements are completed by the Village. Approximately 5 lights will be required to be installed along Busch Road. Lights will be required along Route 83 and will be provided by the park district in conjunction with Village improvements to be made on the opposite side of Route 83. Mr. Kepshire stated the park district anticipates landscaping this first phase of development on the west part of the park site very similarly to the improvements as provided on the northeast section. They will provide an intermittent screen along the north property line with a mixture of shade trees, ornamental trees, evergreens and shrubs. He stated they will amplify the planting that occurs between the daycare center and the parking lot by providing additional shrubs and plantings. Interior planting will be provided to soften the effects of the parking lot in various landscaped islands as well as providing foundation planting adjacent to the building at the entrance and various key locations. Mr. J. Thomas Seymour of Phillips Swager Associates reviewed the building floor plan noting everyone will be greeted at the front door lobby. To the left will be the clinic and then the children's area which is also adjacent to a secured outdoor children's' play area. There will be three types of locker rooms in the building; adult,children and family lockers. Behind the lobby control desk will be the fitness floor which has all of the exercise equipment. The building is primarily a single story building with an elevated walking and running track. There is both elevator and stair access to that upper level. On the other side of the fitness center is a basketball and volleyball court. Behind the basketball court is an aerobics studio and then a multi-purpose room and a small amount of education and administrative space at the front of the building. Mr. Seymour reviewed the building elevations which shows the use of masonry, metal panels, synthetic stucco type of material, all in earthtones and colors which will be complimentary to the surrounding areas. Mr. Mark Lusson of Northwest Community Healthcare stated they wish to serve the Buffalo Grove community to a greater degree. They plan to use the clinic area to provide outpatient services in the areas of physical medicine, occupational therapy and speech therapy. In addition they would have a row of treatment rooms and testing areas for cardiac rehab. On the second floor of the women's workout area will be exercise facilities for all the cardiac rehab patients. Buffalo Grove Plan Commission-Public Hearing-November 19, 1997-Page 4 Mr. Lusson stated initial studies show they will have between 50-65 patients in the physical medicine and rehab area and from 3-5 classes of approximately 10-15 in the cardiac rehab area Monday through Friday. He noted patients would come to the center either by themselves or through a patient transportation system. These will be departments of Northwest Community Hospital so there would be services ordered by a physician and billed through Northwest Community Hospital. Commissioner Howard asked if there will be a right turn in and a left turn in from Busch Road. Li Mr. Rylko stated they are waiting to hear from the County. He stated they will need to do whatever the County requests and are assuming there will be a left turn on westbound Busch Road and a right turn on eastbound Busch Road. Mr. Kuenkler stated there will be full access on Busch Road and agreed that left and right turn lanes will be required by the County. Commissioner Howard asked about the traffic consultant's suggestion for additional improvements to enhance pedestrian safety in the parking lot. Mr. Rylko noted it does not appear to be a problem in that the suggestion was for the removal of some stop signs. Commissioner Howard asked what kind of programs will be offered in the facility for the community. Mr. Rylko stated the facility is a membership user fee based facility which will be non-tax supported. It will have aerobics classes, basketball,track, exercise equipment, cardiac rehab equipment. There will also be a lap pool,therapy pool and a Jacnz7i spa type pool as well as steam and sauna rooms. Programs will have trainers on the floor at all times to assist people. In addition there will be some family nights and special events for members. Commissioner Howard asked how much of a discount there will be for residents within the Park District. Mr. Rylko stated residents will have a$10 per month discount. Commissioner Samuels asked about the lighting plans for the parking lot. Mr. Rylko stated the poles will be 24 feet mounted on a two foot base. He stated the photometric study was presented to the Appearance Commission which approved the plan. Commissioner Samuels asked if there will be any lighted signage or lighting around the building. Buffalo Grove Plan Commission-Public Hearing-November 19, 1997-Page 5 Mr. Rylko stated they are looking into ground level type signage on both Busch Road and Route 83 entrances. Commissioner Samuels asked if there will be any noise impact from the building as far as building equipment. Mr. Rylko stated the pool equipment will be located in the basement and anything on the rooftop will be screened off with material which will match the facility. Commissioner Trilling inquired about the embankment for the detention facilities. Mr. Kepshire stated there will be a turf embankment with a ground slope of 4:1. He stated two of the detention basins will be underdrained. The northeast side of the building and the southeast side of the building will be underdrained. The detention area west of the parking lot will not be underdrained nor will the detention facility that will be constructed as part of future improvements. Commissioner Trilling inquired about the future improvements to the park. Mr. Kepshire stated the park district is proposing the roadway to service the health and fitness center and the future community center. Then there will be a drive which will proceed in a route paralleling Route 83 and come out at the south end. This drive and parking will serve a future aquatic center. The next amenity would be a pair of baseball fields. The drive then comes through a parking area and another feature will be a domed driving range facility. Commissioner Trilling asked what the maximum height of the building will be and what is the distance to the nearest residence. Mr. Kepshire stated the building will be 38 feet in height. He further noted the nearest distance to a residence is approximately 360 feet. Commissioner Trilling inquired about food service provisions. Mr. Rylko stated there will be a juice bar and vending machines only. Commissioner Trilling asked about garbage collection and location. Mr. Rylko stated there will be an enclosed dumpster area on the north side of the building. Commissioner Trilling asked what the anticipated fee structure will be. Mr. Rylko stated the feasibility study and business plan has indicated a$49 per month membership fee and$10 per month more for non-residents. Buffalo Grove Plan Commission-Public Hearing-November 19, 1997-Page 6 Commissioner Viehman asked for discussion relative to pedestrian access from the parking lot into the building and the provisions for their safety. Mr. Kepshire noted it is anticipated that a vehicle can stop at the drop off which is accessible from either direction and can go back out from either direction. He stated the main parking is on the westerly side of the drive. There will be two access points into the parking area in the initial phase off the main drive. These access points are strategically located to accommodate the movement of traffic through the drop off area and allow vehicles to continue on into the parking �./ lot in as safe a manner as possible. He noted they anticipate providing crosswalks at three locations. Based on the Village traffic consultant's recommendations, they will take another look at combining two access points into one location to make a crossing across the main driveway and relocate the third crosswalk closer to the stop sign. Additional parking on the northerly side of the building will serve as employee parking. Commissioner Viehman asked for more detail on the delivery of individuals for the various therapy programs offered by Northwest Community Hospital at the proposed facility. Mr. Lusson stated many of the patients are ambulatory. However,they have a van service that will service the Buffalo Grove area. The van service would pull up into the drop off zone and would come back to the drop off zone for pick up. He noted there is a zone for cardiac rehab patients at their current facility as well as 8 handicapped spots. Commissioner Viehman inquired what kind of security would be provided at the door on the north side of the building. Mr. Seymour stated that door is primarily intended as an egress door and all access to the building is through the front door. Commissioner Krug inquired if there will be any biohazardous material on the premises and, if so,how it will be disposed of. Mr. Lusson stated there could possibly be some biohazardous material and strict state guidelines are followed for disposal. The material would be picked up and brought to a specific site for disposal. Commissioner Krug asked paramedics would come to the building. Mr. Lusson stated they would access through the front entrance. Commissioner Krug noted there is a doorway on the stairwell on the northwest side depicted as a service entrance. He further noted this service entrance door would be opening into traffic exiting from the building and might be a hazard. Buffalo Grove Plan Commission-Public Hearing-November 19, 1997-Page 7 Mr. Seymour stated they will try to spread those doors as far apart as they can. He noted they have some flexibility to indent them. Chairman Goldspiel asked what street lighting would be done initially and when the rest of the lights would be put in. Mr. Rylko stated they will be installing a street light at each entranceway. The other 5 or 6 along the south side of Busch Road would be installed once the County completes their road improvements. He noted the state does not allow placement of street lighting on one side of the street so lighting will be completed on Route 83 when the Village installs lighting on the west side of the street. Chairman Goldspiel asked if a single light will be sufficient for traffic at the Busch Road and Route 83 entrances. Mr. Kuenkler stated yes. Chairman Goldspiel asked if staff has had an opportunity to review detention and other engineering proposals and if same are acceptable. Mr. Kuenkler stated yes. There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 8:30 p.m. Respe tfully sub ' ed, F Rubi , R cording Secretary APP OVED BY: ST H N GOL IEL, Ch it Buffalo Grove Plan Commission-Public Hearing-November 19, 1997-Page 8 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION November 19, 1997 Buffalo Grove Park District,proposed Health and Fitness center, Busch Grove Community Park,West Site Improvements Approval of a Preliminary Plan and Amendment of Park Master Plan Town Center,Phase 2 area of shopping center,proposed Eagle food store,Amendment of Planned Unit Development (P.U.D.)And amendment of Section 17.44.060.0 of the Buffalo Grove Zoning Ordinance to allow a food store in the B-5 District—Workshop#3 Chairman Goldspiel called the meeting to order at 8:30 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. Trilling Mr. Ottenheimer Mr. Moons Mr. Viehman Commissioners absent: Mr. Berman Also present: Mr. Michael Rylko Director Parks and Recreation Mr. Mark Lusson,Northwest Community Healthcare Mr. Richard Kepshire, Lindley& Sons, Inc. Mr. John Sullivan, Staehlin,Jantorni& Sullivan Mr. J. Thomas Seymour, Phillips Swager Associates Mr. Marc Schwartz, Marc K. Schwartz& Associates Mr. John Green,Groundwork, Ltd. Mr. Gerald Salzman, Barton-Aschman Associates, Inc. APPROVAL OF MINUTES Moved by Commissioner Ottenheimer, seconded by Commission Krug to approve the minutes of the special meeting of October 22, 1997. Chairman Goldspiel noted changes necessary to the Buffalo Grove Plan Commission-Regular Meeting-November 19, 1997-Page 1 language of the first paragraph on page 12. All Commissioners were in favor of the amended motion and the motion passed unanimously. Moved by Commissioner Krug, seconded by Commissioner Ottenheimer to approve the minutes of the regular meeting of November 5, 1997. All Commissioners in favor of the motion and the motion passed unanimously with Commissioner Trilling abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Moons attended the Village Board meeting on November 17, 1997 at which both the Shell Oil station and the Amoco Oil station were both discussed. In addition, a presentation was made relative to the economic development task force. BUFFALO GROVE PARK DISTRICT. PROPOSED HEALTH AND FITNESS CENTER, BUSCH GROVE COMMUNITY PARK, WEST SITE IMPROVEMENTS. APPROVAL OF A PRELIMINARY PLAN AND AMENDMENT OF PARK MASTER PLAN Moved by Commissioner Samuels, seconded by Commissioner Viehman to recommend approval to the Village Board of the petition for amendment of the Special Use in the Residential Estate District concerning the Park Master Plan and approval of a Preliminary Plan for a health and fitness center in the northwest portion of the park,with the following variations: ZONING ORDINANCE - Section 17.40.020.B. (to allow a maximum height of 38 feet instead of 35 feet for a portion of the proposed building),pursuant to the petition by the Buffalo Grove Park District to construct a health and fitness center with a floor area of approximately 70,000 square feet and pursuant to the testimony and exhibits as given, subject to: 1. Compliance with the requirements for construction of improvements to Busch Road at the driveway to the facility, including left and right turn lanes, as required by the Lake County Division of Transportation. 2. Compliance with recommendations of the Village traffic consultant concerning pedestrian walkways at the main entrance to the facility and the location of stop signs on the circulation road abutting the parking lot. 3. Compliance with code requirements concerning the service door in the facility. Commissioner Ottenheimer noted this is a major project for the Village and will clearly benefit residents who use the facility. He hopes this facility will be used and supported by the community. Commissioner Krug noted reluctance at first for this development but has been heartened by the partnership with Northwest Community Hospital. Buffalo Grove Plan Commission-Regular Meeting-November 19, 1997-Page 2 Commissioner Samuels spoke in favor of the motion,noting he liked the fact that the park is being developed by a combination of private and public sectors. He further noted he was pleased that this was part of an overall plan that provides for adequate parking for all of the uses that will be forthcoming and a layout that makes sense from a traffic and circulation standpoint. Chairman Goldspiel stated he is now satisfied with the pedestrian traffic path from the parking lot to the building entrance. He noted he is now also convinced that the stronger the participation of the Park District, the better project it is and it is now in that category. L Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Howard, Samuels, Trilling, Ottenheimer, Moons,Viehman, Goldspiel NAYES: None ABSENT: Berman ABSTAIN: None The motion passed 8 to 0. 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 #3 Mr. Schwartz they are prepared to answer any questions which still remain after they submit the revised traffic report which is really the major problem of the plan. Mr. Green noted that while this site is only for the 60,000 square foot user it encompasses the entire 8.82 acres of the Town Center because parking,traffic and traffic flow for the whole portion is affected. Mr. Green stated he would review the changes that have been made to the plan as a result of the information which has been gathered. He noted the traffic report at the last meeting had indicated that a minimum of 100 feet of stacking on the extension of Pauline Avenue should be provided. He stated they have now extended the center barrier island and put an extension past the small circulation island at the north end of the proposed facility. Therefore, they now have approximately 160 feet of stacking both inbound and outbound. He noted the inbound was important to address because you can now see a double lane so that the turn lanes and the straight lanes are clearly visible. Li Mr. Green stated they have now fixed the parking at the north side of the existing commercial facilities. The parking has now been turned so that it faces off of the main stretch and the driveway is clear. Some of the west side parking has been reconfigured at the south end of the north/south parking so that there is more flow through on the west and the interchange between Buffalo Grove Plan Commission-Regular Meeting-November 19, 1997-Page 3 the two uses can take place. Mr. Green noted they have widened the aisle that occurs immediately south of the north/south parking as recommended in the Barton-Aschman traffic study. Mr. Green noted that virtually all of the things in the Barton-Aschman report that have been recommended have been included in the plan. Mr. Green stated they have now tilted the loading access as it goes to the west,thereby ensuring lines of sight and additionally providing greater direction for trucks heading towards the Pauline exit. This has also allowed for some further landscape opportunities on the northwest corner of the building. Mr. Green further stated they increased the through access at the south end of the north/south access to make it relate better to the existing commercial and office building. Mr. Green stated they have eliminated 10 parking spaces at the very northwest corner of the site, redistributing them over the site. By doing this they have created a gentler curve. All radii have been improved and a better line of sight has been developed. In addition the line of landscaping now goes much further out on the west side of the driveway, allowing for the creation of a large landscaped pocket. This also works in conjunction with the direction that the loading dock drive is coming out with. This also allows additional screening adjacent to the existing residential development to the west. He also noted this allows them to develop the bikepath in a meandering fashion. Mr. Green stated they have readjusted the north side in consideration of lines of sight which have now allowed for creation of some landscaping opportunities. The landscaping can be adapted to preserve the lines of sight. Mr. Green noted the building will have a finished feel on all sides. The canopy elements are being continued all the way around and the finished masonry material is being continued all the way around as is the detail of the masonry. He noted they have now been able to create some garden walls which are about 12 feet high which will help to screen the vehicles at the loading docks and mitigate some of the noise. Mr. Green stated the traffic analysis now incorporates all six access points. He noted the report now also verifies the peak demand for parking at about 336 cars. 394 are required by ordinance and 415 are provided. He noted the comfort level required for this development is 415 cars. He further noted the hotel has now been included in the analysis. The report indicates the amount of traffic that is projected to continue south is nominal. He noted they have also provided a comparative use study in the analysis. It shows there are a number of uses that would generate nearly the same traffic. Some of the uses would have peak time with peak time whereas the grocery store has peak times that are different than other peak times. Therefore, while the numbers on the grocery may be slightly higher than some of the other uses, they are happening Buffalo Grove Plan Commission-Regular Meeting-November 19, 1997-Page 4 when there is not the same peak time on the rest of the road system. Similarly,the grocery store would have a number of bypass traffic. This is just a number of vehicles that would be coming along at this site anyway. This number is about 40 percent and must be factored into the whole site. Chairman Goldspiel asked if the change at the corner of the foodstore is sufficient to provide an adequate sight line for traffic heading north on the westernmost road. Mr. Gerald Salzman of Barton-Aschman Associates stated the sight line is adequate. Chairman Goldspiel asked if the internal circulation of the site will function properly, particularly with respect to the westernmost drive and also with respect to the distribution of traffic coming from Old Checker Road. Mr. Salzman noted volume is relatively low and will function fine. Chairman Goldspiel inquired whether Pauline or Bank Lane is potentially the most backed up intersection. Mr. Salzman stated that would be Bank Lane which is unsignalized. Commissioner Moons noted traffic trying to make a left turn from Pauline onto Route 83 will be particularly backed up since the signal is synchronized heavily in favor of Route 83. Mr. Salzman noted the signal is set at about 2-2 1/4 minutes which is a relatively short time. The capacity analysis demonstrated the maximum queue for exiting must be 100 feet. The stacking lane has now been designed for 160 feet which provides an extra margin of safety. In addition, there is still another way in even if trucks are unloading. Commissioner Trilling asked what will happen during peak hours when there are many cars waiting to turn left from Pauline onto Route 83 and the stacking lane becomes saturated. Mr. Salzman stated at such a worst case scenario the stacking would continue along the internal roadway and would not affect anyone. If this problem does become reality, it is contained on site and does not interfere with the road and it is not a particularly unsafe condition. He noted he is skeptical that the intersection would ever carry traffic volumes high enough to create stacking problems at the Pauline/83 intersection. He further noted the scenario of stacking problems would involve traffic volumes that just aren't characteristic of this type of internal driveway, which serves only a small portion of the traffic coming to the center from Pauline and the north. Chairman Goldspiel asked if there will be sensors on the drive that will affect the light at Pauline. Buffalo Grove Plan Commission-Regular Meeting-November 19, 1997-Page 5 Mr. Salzman stated the sensors exist now. Commissioner Samuels inquired if the Pauline entrance is the main entrance into the proposed facility. Mr. Salzman stated it is technically the main entrance in that it will have the highest percentage of the site traffic coming in at that point. Chairman Goldspiel asked if the extension of the divider between the inbound and outbound traffic at Pauline has diminished the need for the right turn branch of the triangle and therefore the island. Mr. Green stated they have looked into eliminating the island and maintaining a continuous green strip. He stated it is their opinion that it would not help and, in fact,may hurt the situation. He noted Pauline is not the only way in and out. The westbound exit will also be an important in and out. The outbound at Pauline is not just serving left turns. It is also serving straight throughs and right turns and the design island provides more opportunities for those right turns and straight throughs. He further noted this area provides the refuse and small vehicle delivery with a convenient way of coming in and going straight out. Chairman Goldspiel asked for some detail on traffic coming from the post office. Mr. Salzman noted traffic volumes as they exist now heading west out of the site consist of 180 trips. That will be increased by 65 for a total of 240 which is a reasonable number for a collector street to handle and will not overwhelm the capacity. Commissioner Krug asked if any traffic studies were done for a Saturday which will probably be the peak hours for the food store. Mr. Salzman stated the peak hour for a grocery store is about 10:00 a.m. to 2:00 p.m. approximately on a Saturday. However,the through traffic on Route 83 is lower at that time whereas the cross-traffic is higher and the two balance out. Within the site there will be some extra traffic but getting in and out on the roads will be easier. Commissioner Krug noted if the traffic signal does not change to accommodate that difference, it will still be jammed up. Mr. Salzman noted IDOT typically has different cycles for the mornings, peak hours and other times. Commissioner Krug asked that this information be available for the public hearing. Commissioner Moons asked if there is any information on specific number of cars per hour that Buffalo Grove Plan Commission-Regular Meeting-November 19, 1997-Page 6 would be added by the hotel/banquet traffic. Mr. Salzman stated the information is located on page 6 of the traffic report. Commissioner Samuels asked if there is a store anywhere in the area with similar conditions. Mr. Emilio Fanfan, consultant for Eagle Foods, stated there is a similar situation in Westchester where delivery faces the street and the rear of the store is seen. Oak Lawn also has a store where rear delivery faces the major intersection in town. Lawrence Rudnick, 375 Town Place Circle,noted the left turn from Route 83 onto Town Place is sharper than 90 degrees because it is right at the curve of the road. It is difficult enough for a car to make that turn, much less a truck or 18 wheeler. He noted any traffic coming from north Buffalo Grove Road or north Route 83 will take Route 83 into the site which will be adding another 20 per cent to the Pauline entrance. Chairman Goldspiel noted he understood that Buffalo Grove Road traffic to refer to more local traffic. Mr. Rudnick noted the traffic study called for a stop sign at the exit from the resident area which would make it impossible for residents to get out if traffic is backed up. Mr. Rudnick stated that aesthetically the residents will be viewing the loading docks at all times upon entry and exit and very little concern is being given to the residents. Gerald Levy, 451 Town Place Circle, stated there are 150 families living in the area and there has been no discussion about the difficulties for these residents relative to leaving through the Pauline exit. In addition Buffalo Grove Road traffic will be coming in through Town Place Parkway and further slowing traffic for the residents. Greg Lundgren, 1130 Bristol Lane, stated he is a representative of the Buffalo Grove Chamber of Commerce and stated they wholeheartedly support and endorse this project. He stated the Town Center is a large retail development in the center of Buffalo Grove and as such needs traffic in the area which is the whole point of a large retail center. The center has been floundering for some time and if this development can bring traffic in, it would be a definite benefit. Jim Hampton,451 Town Place Circle,noted his concern is with the potential backups on the interior streets on peak weekend hours. Li Commissioner Viehman inquired if the residential numbers were included in the traffic study when the numbers were counted at the intersection. Mr. Salzman stated yes. Buffalo Grove Plan Commission-Regular Meeting-November 19, 1997-Page 7 Chairman Goldspiel noted he would like to have someone address the suggestion that there is only one exit from the residential area to Route 83. He asked if there would be any change to that situation once the approved hotel/banquet hall was fully developed. Mr. Schwartz noted the change is the entrance and exit off of Route 83 near the parking facility for the hotel/banquet center. Mr. Schwartz further noted the other issues that have been raised have all been addressed in the presentation and no new issues have been raised that need clarification from the developer. All of these issues will be further addressed at the public hearing. CHAIRMAN'S REPORT-None FUTURE AGENDA SCHEDULE Mr. Pfeil noted that the agenda for the next regular meeting scheduled for December 3 would include a workshop for the Community Chapel of Buffalo Grove proposed for the Covington Office Plaza on Dundee Road. STAFF REPORT-None NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Samuels, seconded by Commissioner Ottenheimer, and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 10:30 p.m. Respectfully submitted, r ) Fay Rubi , ecording Secretary APP OVED BY: ST 'P N GO SPIEL, hairman Buffalo Grove Plan Commission-Regular Meeting-November 19, 1997-Page 8