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1997-12-17 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION December 17, 1997 Eagle Food Store,Buffalo Grove Town Center Phase 2 area of shopping center,Amendment of Planned Unit Development and Preliminary Plan, approval of a Special Use for a supermarket in the B-5 District and amendment of Section 17.44.060.C.1.e of the Buffalo Grove Zoning Ordinance to allow a supermarket as a Special Use in the B-5 zoning district Chairman Goldspiel called the hearing to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard,Buffalo Grove, Illinois. Chairman 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. Berman Mr. Trilling Mr. Ottenheimer Mr. Moons Mr. Viehman Commissioners absent: None Also present: Mr. Marc Schwartz, Marc K. Schwartz&Associates Mr. Gerald Salzman, Barton-Aschman Associates, Inc. Mr. Michael McCarty, Simon DeBartolo Group Mr. Kevin Sims, Simon DeBartolo Group Mr. Larry Sanford, Eagle Food Centers,Inc. Mr. William Raysa,Village Attorney Ms. DeAnn Glover, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner Buffalo Grove Plan Commission-Public Hearing-December 17, 1997-Page 1 ii The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Aerial photograph of proposed site Exhibit 2: Proposed Site Configuration Plan Exhibit 3: Existing Parking Plan dated September 8, 1997 by Groundwork, Ltd. Exhibit 4: Concept Site Plan dated August 18, 1997 Exhibit 5: Preliminary Site Plan dated September 4, 1997 Exhibit 6: Conceptual Site Plan B dated September 4, 1997 Exhibit 7: Preliminary Site Plan dated October 2, 1997 Exhibit 8: Alternate Study B dated October 10, 1997 Exhibit 9: Alternate Study C dated October 10, 1997 Exhibit 10: Preliminary Site Plan dated November 3, 1997 Exhibit 11: Preliminary Site Plan dated November 25, 1997 by Groundwork,Ltd. Exhibit 12: Schematic Landscape Plan dated November 10, 1997 Exhibit 13: Conceptual Landscape Plan dated November 19, 1997 Exhibit 14: Building Rendering,undated Exhibit 15: Exterior Building Elevations dated November 12, 1997 Exhibit 16: Preliminary Engineering Plan dated November 25, 1997 Mr. Marc Schwartz of Marc K. Schwartz&Associates reviewed the history of the proposed plan stating the Village adopted Ordinance 95-75 in 1995 which approved conceptually an anchor of not greater than 60,000 square feet on the subject site. At that time a specific use had not been presented to the Village Board. Since that time the marketing of the site has gone on in a very determined fashion and it has been determined by the owner of the site that the best use for the site would be a food store. Therefore, the petitioner is here tonight seeking an amendment to the B-5 Town Center District. Mr. Schwartz stated Simon DeBartolo has entered into an agreement with Eagle Foods,the Buffalo Grove Plan Commission-Public Hearing-December 17, 1997-Page 2 petitioner,to construct a 56,000 square foot food store at this site. This food store is projected to generate $20,000,000 plus in sales per annum. It will employ 210 plus employees per year and it is anticipated to be a 24 hour facility and provide 20,000 plus customers per week at the facility which will certainly increase the amount of traffic and shoppers at Buffalo Grove Town Center. Mr. Larry Sanford reviewed a short history of the Eagle Food Centers,Inc. He noted today they operate 91 stores of which 28 are in the Chicagoland area. The Board of Directors has approved Eagle's expansion by 10 stores per year within the next three years. He stated it is their hope to develop and open at least 10 stores in the Chicagoland area next year,one of which hopefully will be in Buffalo Grove. Mr. Sanford stated the proposed store is 56,200 square feet and will have a dry cleaner,branch bank, bakery and all the departments of a typical store. He stated they operate on a lower price policy than normally seen. Mr. Michael McCarty of the Simon DeBartolo Group reviewed the history of the Town Center Development, noting it was originally determined to be an upscale fashion center. At that time mall auspices were very strong with retailers looking for alternative type of opportunities within the marketplace outside of a typical regional mall. However,they were not able to fmd tenants to fill this niche. There was a fallout in the regional mall environment which afforded tenants the opportunity to expand their stores in existing properties. This eliminated any other opportunities for them to expand. He noted they failed to bring certain tenants into the Town Center as they had failed to do the business they had hoped to do. Mr. McCarty stated one of the struggles with the Town Center is that they have not had a traffic generator. There has not been a need to necessarily come to Town Center and it has become an additional trip for the shopper. He stated it is their hope that a grocery store will generate traffic and exposure for the tenants in the center. It is their belief that a grocery store will be a strong generator for such traffic. He noted that originally there were a number of players interested in a 60,000 square foot building such as Bed, Bath&Beyond. As times changed,they have now massed themselves together in large power centers and the Buffalo Grove Town Center no longer offers them the opportunity to do business in a format they are comfortable with. He stated Simon DeBartolo has been unsuccessful in getting those players to believe that this is one of the locations that they can be successful in because there is not enough critical mass. Mr. McCarty stated there has been a decline in occupancy and if they cannot generate more footsteps and traffic for the center,they may lose the tenant base they now have. He further noted their replacement list is not very long. This grocery store may offer an opportunity to offer more convenient and necessary trips for the market and for the consumer rather than those trips they may not really need. With this traffic generation and exposure by the food store,they hope to lease the cent er the rest of the way. Y Mr. John Green of Groundwork, Ltd. noted the proposed use had at one time been recommended. In the 1995 approved concept plan a 60,000 square foot user was envisioned with several things Buffalo Grove Plan Commission-Public Hearing-December 17, 1997-Page 3 included. Primary traffic access would be along the east driveway. Loading, refuse and deliveries would utilize the existing west driveway system. Parking would be extended to the south and west of the proposed use. Landscape opportunities would exist to the north and to the east. The use would be a free standing form but coordinated with the existing center. Primary pedestrian access would be along the south face connecting to the existing east face of the existing facilities. Mr. Green stated the 1995 plan envisioned a reshaping of the existing open space and the , reshaping of the parking over the expanse of the north portion of the Town Center development. There are now 253 parking spaces serving approximately 44,000 square feet of office and commercial space in the northern portion of the Town Center. This is more than is required and much more than is used,but less than would be required by a 60,000 square foot user under the ordinances. He noted they have considered the entire 8.82-acres in the northern portion of the Town Center in their calculations. He further reviewed the original concept plan for the site as presented to the Village Board and the Plan Commission noting both the Trustees' and Plan Commissioners' concerns with the various plans presented at that time and noting the changes as made with each subsequent workshop meeting. Mr. Green stated the Preliminary Site Plan dated October 2, 1997 was presented at the second workshop meeting of the Plan Commission wherein the building was tilted,the parking was split where the parking counts determined it would work best for the two types of uses that are involved. The result was that there was now no isolated parking on the site,the lines of sight were considerably improved, good working parking for both the propose use and existing uses, better landscaping opportunities to the west of the site,more potential for green spaces to the north and northwest, much improved traffic flows both on the south face of the proposed use and the east and west flows, protection of the frontline of the existing commercial uses. More green space at the northwest corner also allowed for the introduction of the bikepath as originally envisioned there. At this point they also did a comparative traffic counts on several days during peak times at existing food store facilities in Buffalo Grove. These counts confirmed the traffic report projections for the need of approximately 400 parking spaces for the entire 8.82 acres. It demonstrated that the 394 spaces as required by the ordinance was consistent with actual conditions and it showed that the ratio of 250 spaces for the Eagle use and the balance of the spaces for the rest of the uses was consistent with what actually occurred in other centers. Mr. Green noted there was concern with the five point intersection created where Town Place Parkway and the extension of Pauline came together. In addition,the minimum amount of stacking required at the outbound portion of Pauline would be 100 feet. Ultimately, Alternate Study C was introduced with the loading area accessed to the west. The loading dock has the �./ fewest number of vehicles with a projected 10-14 vehicles per week with the least amount of noise. It is also the area set back the furthest from the west. By doing this, it completely eliminated the five point intersection and created a regular four point intersection with double cross streets. The refuse and small vehicles could be oriented in such a fashion as to run perpendicular from the building and the loading docks running parallel to the building. This also Buffalo Grove Plan Commission-Public Hearing-December 17, 1997-Page 4 maximized the green space to the north, northeast and northwest. Mr. Green noted all plan refinements were made on the Preliminary Site Plan dated November 3, 1997. In this plan they were able to bend the loading to direct it to the north. This helped to refine and clear up any line of sight issues that might exist with loading trucks because the opportunity now exists for traffic to flow by on the west side. Park was further tightened which still contains 415 spaces. However,they reallocated some of the spaces over the site and in doing so they were able to eliminate some more of the parking at the northwest end of the site, thus increasing the amount of green space available at the loading area adjacent to existing residences. This was accomplished even though there is a continuous masonry wall between the residential and proposed commercial use. Stacking capabilities were increased at the intersection with Pauline to 160 feet. The traffic report at this point had been expanded to consider all six accesses into the Town Center development and demonstrate that onsite flow can now move freely and safely through the site in the variety of ways in which it was intended to flow in the original center designs. Mr. Green stated the current site plan dated November 25, 1997 contains virtually no changes from the plan as presented in workshop#3. The only changes reflected on this plan are two enhancements. First,the loading area is also designated as a fire lane as had been requested by the Fire Department. In response to the Fire Department's memo of December 16, 1997 and as is consistent with all food stores,this lane is intended to be used as a loading area. Second,more landscape space has been made available to the northwest corner. The traffic engineer has reviewed the turning radii for the corner which actually resulted in less paving and more green space. This allowed them to turn the bikepath there for a better feel and moves the site further away from the wall, allowing over story trees to be placed in that corner. This further screens the one spot where there was some concern about the possibility of having some conflict with existing residential areas due to loading coming in and out of the west side. Mr. Green stated this plan is still consistent with the 1995 plan and its intent. He noted the traffic access flows on the east side. The service access is protected on the west but is now directionalized away from the residential area and further protected by additional landscaping. The parking is on the south and on the west and configured in a fashion to work with and for all the users on the site. The building is free standing but is coordinated with the center and the goal of a pedestrian lane which ties out to Route 83 has been accomplished. He further noted pedestrian access is focused on the front and service on the back and the landscape opportunities have been maximized on the north and the west and the northwest. Mr. Green reviewed the Schematic Landscape Plan noting the landscaping can be accomplished without disturbing the lines of sight. The plan shows unlimited landscaping possibilities exist for lower level landscaping while still maintain green space as open space. Mr. Green stated Eagle has even adapted their exterior to the standards of the Town Center. They propose to have materials which will be consistent with the materials of the Town Center. Buffalo Grove Plan Commission-Public Hearing-December 17, 1997-Page 5 They are wrapping the finish around the building and the canopy will also continue around. The detail of the masonry will be continued all the way around the building. In addition,the loading and refuse areas are also screened with 10 foot masonry garden walls. Mr. Gerald Salzman of Barton-Aschman Associates,Inc. stated they revised their traffic study between the second and third plans to reflect the changes in the plan and same was submitted to the Village traffic consultant. He stated they feel the issues have been satisfied and the site will work efficiently and effectively. He noted it is a site that has a great deal of flexibility with many access points and will work fine. Mr. Richard Vane of Groundwork, Ltd., stated all of the infrastructure for the Town Center has been in place for several years. In this case it is simply a matter of taking the sanitary sewers water mains and stormsewers which are already in place and already designed to service parking lots and buildings and other proposed uses in this area and rerouting them around the new building. Town Center has two major detention ponds,one which is over in the residential area to the west and one at the south end of the center. The whole retail area of the center drains to the south pond. The parking lot and proposed building will be connected to stormsewers that connect to the south detention pond. He noted they will add some water lines,relocate some hydrants and pull water service into the rear of the building and provide detention. Mr. Schwartz stated the proposal is a 24 hour supermarket use in the Buffalo Grove B-5 Town Center District. The delivery times that will be utilized for delivery vehicles are from 6:30 a.m. to 5:00 p.m. It is anticipated that there will be 14-16 trucks per week. The refuse is all contained within the refuse area as depicted on the site plan and there is a compacter which will be picked up once each week by a waste hauling company. He further noted there is a baler which is in the interior of the building so that all cardboard containers will be baled within the building,with all the sound contained in the building, and then removed by the empty trucks as they leave after making deliveries. Mr. Schwartz noted they are not seeking any variations. The plan complies and is within the confines and parameters of all of the Village requirements from FAR to setbacks and parking. He stated the thrust is to seek a supermarket use as a Special Use in the B-5 Town Center District. Based upon the testimony, it is their testimony that the Special Use : 1. Will serve the public convenience at the location and that the establishment,maintenance and operation of the special use will not be detrimental to or in any way endanger the public health, safety, morals, comfort and general welfare. 2. The location and size of the special use,the nature and intensity of the operation as presented and the size of the subject property within the Town Center site and the location of the site in relation to the street network already in place are such that they are in harmony with the orderly development of the B-5 Town Center District Buffalo Grove Plan Commission-Public Hearing-December 17, 1997-Page 6 3. The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity of the subject property as Buffalo Grove Town Center was designed as a multi-use residential, commercial and urban type environment and has always been developed in that manner and has always been contemplated in that manner. 4. It will not diminish or impair any other property valuations within the B-5 District. 5. The nature, location and size of the building contemplated and the establishment of the use do not impede or hinder or discourage the development and use of the adjacent land. 6. Adequate utilities, access roads, drainage and other necessary facilities already exit to service the site and the parking areas are of adequate size and comply with the ordinance. They are properly located and suitably screened from the adjoining residential uses. The entrance and exit driveways to and from the area are designed to prevent traffic hazards, eliminate nuisance and minimize traffic congestion on the public streets. Commissioner Krug asked if a paragraph nine will be added to allow for the Special Use food store as there is no language on how to amend the ordinance. Mr. Raysa stated he believes an item ten would be added in the B-5 special use list to allow supermarkets in the B-5 District. Mr. Pfeil stated that was correct. Commissioner Howard asked for further explanation on how trucks would come in for delivery at the loading dock. Mr. Green stated the larger trucks would have access on the west side of the building. He noted they have designed the radii so that they will handle the largest of the vehicles that make deliveries to and from Eagle food stores. The opportunity exists for them to come directly off of Pauline, pull forward and back in or they can also use the west drive to pull forward and back in. They would back into the loading dock and pull straight forward on the way out and the curvature has been provided for them to then circle to the west and to the north. Commissioner Howard asked what kind of signage will be provided to discourage food truck traffic from using driveways other than the intersection of McHenry Road and Pauline Avenue and Town Place Parkway. Mr. Green stated the signs can be placed both at the north end of the west driveway and at the east end of the west driveway. He noted the existing loading and delivery service way is the west driveway so that trucks will not necessarily be precluded as it is used now. However, by adding signage in the area closest to existing residential, it may discourage some of that traffic. Through the designs that have been accomplished, it will help to discourage such traffic as the Buffalo Grove Plan Commission-Public Hearing-December 17, 1997-Page 7 1 loading area has now been bent to the north and subsequently to the east. The smaller vehicles will be using the same area that is used for refuse so they will would not be using the larger loading docks. Instead they will be accessing the building on the east side. Commissioner Howard asked if enough space has been created for mature trees to be placed in the northwest corner. Mr. Green stated the landscape plan is not specific as yet. He noted they have tried to create enough space in that area for over story trees. Commissioner Howard asked if the 14-16 deliveries per week would be over a seven day period. Mr. Schwartz stated it is generally six days per week,Mondays through Saturdays. Commissioner Howard asked if most deliveries would be in the morning. Mr. Sanford stated approximately 70 percent or more of the deliveries would be in the morning. Commissioner Howard asked if any trucks would be left overnights. Mr. Schwartz stated the trailers would be unloaded within the docks and then completely removed. Commissioner Berman asked if there have ever been any tenants in the Town Center that had regular 24 hour operations. Mr. Schwartz stated not to date. Commissioner Berman asked about the status of the hotel/banquet center approved use. Mr. Schwartz stated the use is still moving ahead, although there is no specific date for its completion. Commissioner Trilling asked for an explanation of the usability of the proposed 56,000 square foot building for other uses. Mr. McCarty stated this building would be easy to retrofit and would not present any unique situations. He stated the first intent would obviously be to find a single user for the entire building. Due to the frontage of this particular building and its parking, a split down the middle configuration is not uncommon. Commissioner Trilling asked if this building will be under Simon DeBartolo ownership. Buffalo Grove Plan Commission-Public Hearing-December 17, 1997-Page 8 Mr. McCarty stated no. He further stated there will be a reciprocal easement operating agreement wherein customer flow between the two property will be allowed. Levels of maintenance, cleanliness, etc. will be agreed upon within this agreement. Commissioner Trilling asked if there is an actual demarcation in the parking lot between the Simon DeBartolo ownership and the grocery store ownership. Mr. McCarty stated yes, although it will not be visible to the public. He noted in the survey and title there will be an actual line of demarcation. Commissioner Trilling asked if snowplowing and landscaping will be maintained by the same company. Mr. McCarty stated Simon DeBartolo will provide the contractors for maintenance. Commissioner Trilling asked if the 14-16 trucks per week includes smaller trucks. Mr. Sanford stated there will be an additional 8 panel truck deliveries in addition to the large trucks. Commissioner Trilling asked if Sunday trucks are a possibility during holiday seasons. Mr. Sanford stated yes. Commissioner Trilling asked if the compacter would be operated 24 hours per day and its exact location on the plan. Mr. Sanford stated yes,noting its location in the northeast corner of the building. Commissioner Trilling questioned the sight line south of a truck proceeding out of the loading dock area with cars traveling northbound. Mr. Salzman explained the truck can see quite some distance. Commissioner Trilling stated it seemed to him the truck could see if he had already entered the intersection. Mr. Salzman noted a truck pulling out of the loading dock,which is the edge of the building can then see quite well. He noted they had done extensive sight line studies and had actually pushed the loading dock away from the corner of the building so that you could get an even better sight line and they are convinced they have achieved a very reasonable sight distance. Commissioner Trilling asked if there is any consideration for warning devices when trucks are Buffalo Grove Plan Commission-Public Hearing-December 17, 1997-Page 9 leaving the roadway. Mr. Salzman stated they had discussed same and felt it was inappropriate and undesirable. He further noted he does not feel same is necessary as there is ample sight distance and the dock is pushed away from the building. Commissioner Trilling asked if it would be desirable to have warning lights on trucks. Mr. Salzman stated there are some disadvantages. He noted the issue is how to control both the lights and the noise so that indicates to the people on the road and not to those on the other side of the fence that there is a vehicle coming. He further noted he did not feel same is necessary. Chairman Goldspiel asked if the Village Engineer had reviewed the sight line issue and if same would operate efficiently. Mr. Kuenkler stated he had not. Chairman Goldspiel asked him to do so for the public hearing. Commissioner Samuels asked if Eagle builds stores either smaller or larger than the proposed store. Mr. Sanford stated it is not their plan to build anything smaller and feel the proposed building is the right size for their operation. Commissioner Moons asked for a clarification of ownership for the proposed property. Mr. Sanford stated Eagle will purchase approximately 2.5 acres from the property owner. Mr. Kevin Sims of Simon DeBartolo stated they will convey the undeveloped area. The sale is based on a reciprocal easement agreement. This gives both the buyer and seller certain expectations of each other in terms of what they can do with the building, how the building should be maintained, what approval rights Simon has over changes and modifications to the building, site and parking area. It also guarantees all the access areas for the benefit of the owner and tenants. The owner also has restrictions on what they can do with the balance of the shopping center in terms of modifying or changing parking areas, building out the rest of the center, etc. With the deed that runs with the property, any successors or assigns of Eagle are required to maintain the exact configuration as is proposed. Commissioner Moons asked what happens to the structure and surrounding area owned by Eagle if they should move out. Mr. Sims stated that if Eagle were to move, no one can come in and make any expansions, block Buffalo Grove Plan Commission-Public Hearing-December 17, 1997-Page 10 off access roads or change it in any way that detracts from the shopping center or deviates from the proposed plan. He further noted there will be certain abilities for Simon DeBartolo to come back in and take control of the building. Even though they are actually selling the property, Simon DeBartolo will have a window of opportunity to come back in and take control. Commissioner Moons asked if any stop signs will be placed on the streets leading out to the Pauline exit and if that would affect residential traffic. Mr. Salzman stated the current plan is to place stop signs on the cross streets only for incoming traffic. Commissioner Viehman asked if the loading dock would be a covered area where the trailer trucks would be backing in. Mr. Green stated no. Commissioner Viehman asked what kind of lighting would be added at the north end loading and refuse area. Mr. Green stated they had not developed a specific lighting plan. The 10 foot masonry wall will help screen lighting so that it does not fall outside of that area. Commissioner Viehman asked if there will be an effort made to discourage small truck traffic from traveling through Town Place Parkway as they enter or leave the area. Mr. Salzman stated they have spoken of signage to discourage Eagle traffic from using that route,particularly as they leave to go back to Route 83. However,some of the existing stores are serviced by that route and it is impossible to prohibit some of the vehicles and not all. He stated they probably would not want to go that way, although some kind of signage could be added to discourage traffic through the residential area. Mr. Schwartz stated Mr. Sanford notes that all of their drivers are instructed to use certain traffic patterns at all of their sites and it would be his intention to instruct the drivers not to go northbound to exit. Commissioner Berman asked if there are certain circumstances in which Simon DeBartolo will reacquire the property of the building or mere control over the leasing of the building. Mr. Sims stated there are certain circumstances where they would have the opportunity to come in and take control of the building. Commissioner Berma n asked if the trig gering of this option is merely the vacation of the store by Eagle. Buffalo Grove Plan Commission-Public Hearing-December 17, 1997-Page 11 I - Mr. Sims stated the main trigger would be if the space went dark. Mr. Schwartz stated there are contractual obligations concerning the maintenance of the store and if they should fail to maintain it pursuant to the terms of the contract,then Simon DeBartolo has certain rights that they can exercise. Commissioner Berman asked if trash compaction takes place outside of the building. Mr. Sanford stated yes. Commissioner Berman asked what level of noise is generated by that compactor. Mr. Sanford stated the bulk of the noise is made by the baler which is indoors and runs to about 6:30 p.m. Commissioner Berman asked if Eagle is prepared to accept time restrictions on the operation of the compactor. Mr. Sanford stated no. Commissioner Trilling asked what rights and restrictions there are on Town Center for the benefit of Eagle Food Stores relative to the future tenanting of Town Center. Mr. Sims stated they both have the right to keep out"obnoxious"uses. Mr. Schwartz stated the compactor and the baler are on the eastern most portion of the building which is furthest away from the residential area and are designed that way. The baler is fully interior and the compactor is designed to generate noise which is primarily heard within the confines of the dock area where the compactor sits. Commissioner Trilling asked what benefit there is to other tenant bases or the retenanting of Town Center to have Eagle Food Stores at this site. Mr. McCarty stated that having an anchor tenant that draws shoppers is an asset to be able to lease other space because there are customers present on the site. A grocery store draws people and this activity level can then be represented to other tenants. He noted they may draw tenants that are more durable goods and services oriented rather than frivolous needs and services oriented. Commissioner Trilling asked how many centers of the 90 operated by Simon DeBartolo have grocery stores. Mr. McCarty stated about 20-25. He noted they have typically developed power centers which Buffalo Grove Plan Commission-Public Hearing-December 17, 1997-Page 12 are adjacent to regional malls. Commissioner Trilling noted he associates grocery stores with centers which have convenience type of goods and services and asked for further clarification of this thought to the Town Center in determining the appropriateness of a grocery store use on this site. Mr. McCarty the market is changing and grocery stores as anchor stores are becoming a reality. He noted they want to be exposed to the customer who is not frequenting the mall as often as in the past. Many of the existing tenants will benefit by having the grocery store to draw traffic. He stated there are uses that may be attracted to this center because of the traffic draw of a grocery store. Commissioner Trilling asked if there is a need to broaden the categories of uses in order to attract additional tenants. Mr. McCarty stated broadening would be good. He noted their mission statement is to create environments that facilitate the exchange of goods and services. At this center, it is necessary to look for frequency as opposed to reach which is what can be provided by the proposed use at this site. Mr. Pfeil responded to Chairman Goldspiel's inquiry to the square footage of the Jewel and Dominick stores in Buffalo Grove. He noted the Dominicks at Chase Plaza is over 60,000 square feet and the Jewel was expanded in 1992 to 62,700 square feet which does include the Osco portion. Chairman Goldspiel asked Mr. Kuenkler about the suitability of the proposed sight lines. Mr. Kuenkler stated he agrees that there seem to be no sight line restrictions to the south and one can see down to at least the curve in the service drive and seem appropriate for this street and building. Chairman Goldspiel asked if there are any additional comments from the Village traffic consultant. Mr. Pfeil stated Mr. Wright of James Benes&Associates had no additional comments from what had been discussed at the third workshop and basically fords the traffic study acceptable in its present form. Chairman Goldspiel asked if the proposed entrance/exit planned in conjunction with the approved hotel/banquet facility will be open and at the time that Eagle is ready to start. Mr. Schwartz stated it is a matter of timing and development of the hotel/banquet site. Buffalo Grove Plan Commission-Public Hearing-December 17, 1997-Pag a 13 Chairman Goldspiel stated he wondered if that access could be developed and open for the residents without regard to the development or completion of the hotel/banquet site so that it could service the site when and if Eagle was ready. Mr. Schwartz stated that is a question that would need to be addressed by the developers of the hotel/banquet site. Chairman Goldspiel asked what the concept of the Town Center commercial area is now. Mr. McCarty stated the Town Center is composed of both a convenience center on the north end and an entertainment area on the south end. He stated they believe they can further develop the south end of the center by having a traffic generator which is where Eagle comes in. He noted they feel the whole center can benefit from the level of traffic generation provided by such a grocery store. Chairman Goldspiel asked what further development is anticipated for the Town Center for its completion. Mr. McCarty stated they are looking for the leasing of existing space. He noted there will be no more in line space constructed. In addition there is one additional outlot opportunity which represents the maximum capacity of the center. Lawrence Rudnick, 375 Town Place Circle,noted there are two roads in and out of the residential section. One road exits onto Buffalo Grove Road and the other exits onto the Pauline extension at Route 83. The proposed road into the hotel/banquet development is to be private property and in order for residents to access that road,they would be going through private property. Mr. Schwartz stated all roadways in Town Center,which are designated as roadways, are public access easements and therefore the public at large has the absolute right to utilize those roadways. He noted this is governed by the restrictions that are placed upon the land that run with the land. Mr. Rudnick noted the traffic study has indicated the vast majority of traffic for the proposed food store will be coming in off of Pauline with the balance off of Bank Lane. He noted the stores closest to the proposed Eagle store are doing quite well and did not feel this development will do much for the stores on the other end of the center. Mr. Rudnick further noted there does not appear to be sufficient space to put landscaping behind the townhomes in order to screen them from the proposed development,particularly any screening for the second floor of the homes. Mr. Rudnick read a petition from the Town Place Townhomes and Condominiums which Buffalo Grove Plan Commission-Public Hearing-December 17, 1997-Page 14 1 strongly objected to the construction of the proposed Eagle Food Store at the north end of the Town Center. He further noted concern with the viability of this food store in Buffalo Grove based on the published loss of earnings for this company. Mr. Rudnick further noted all residents were under the impression that the undeveloped property on the northeast called for development of an office park to the north and for a B-5 non-super market use to the east. To change the zoning now is unfair to the residents of Town Place. He noted the residents are concerned with their property values. Robert Massat, 303 Town Place Circle, stated he is not opposed to a large store behind his residence, only the type of proposed use for this store. He noted some of the problems with this type of use are extended business hours and greater truck traffic for this type of use than would be inherent with other uses. He noted his desire for more restricted delivery times by Eagle so as not to disturb the evening tranquility for the residents. In addition,this type of use will bring a much greater quantity of traffic with subsequent noise and congestion. Mr. Schwartz stated he has been advised by Mr. Sanford that the hours for general delivery are usually between 6:30 a.m. and 5:30 p.m.,but there are instances where there are deliveries at a later time and therefore, they are requesting delivery hours between 6:30 a.m. to 10:00 p.m. He noted there are no other restrictions on any truck deliveries within Buffalo Grove Town Center at the present and there are deliveries at will for beer trucks that service Bumpers and other trucks that service the deli. Commissioner Trilling asked for an explanation of lighting along the west side of the building. Mr. Green stated the Village has specific lighting standards which this development would have to conform to, including cutoff, spill over,photometrics and timing. He stated he has no specifics at this time. Commissioner Krug asked what kind of traffic pattern exits at other Eagle stores during the hours of 10:00 p.m. and 7:00 a.m. Mr. Sanford stated they get very little traffic between the hours of 11:00 p.m. to 7:00 a.m. He noted there is a certain cynergism for being open 24 hours. He stated the increase in sales for a 24 hour facility has been about 20-25 percent, which is the reason for this request. Commissioner Howard asked how long it takes to unload a semi-trailer truck. She also asked if the truck engines are left running. Mr. Sanford stated it takes no more than 45 minutes. He noted a refrigerated truck probably does leave the engines running. Howard Schildhouse, Town Center merchant, stated he did not feel Eagle would be the kind of Buffalo Grove Plan Commission-Public Hearing-December 17, 1997-Page 15 facility to generate the type of foot traffic that would benefit his type of business nor would it benefit many of the other existing businesses. He did,however,note his concern with this type of use being of benefit to the residents of Buffalo Grove. He noted there are many other food stores in the community and one more did not seem necessary. Eric Smith, Vice President,Buffalo Grove Chamber of Commerce,noted support for the proposed project as one which will hopefully increase traffic through the Town Center and help increase business for existing tenants of the Town Center. He noted the Village has been looking for an anchor for the center for some time and this project can be such an anchor. He stated it is the Chamber's position that this development should be approved in order to facilitate the goals as set forth by the Village President and the Economic Development Commission to increase business in Buffalo Grove. Mr. Green responded to the question of landscaping along the west side of the proposed building by stating that by tilting the building there is now two feet on either side of the bikepath available between the parking lot and the wall. They have created a landscape opportunity adjacent to the building. Additionally,they now have massively increased the amount of landscape area available at the northwest end of the site extending down approximately 100-125 feet. He noted the landscaping opportunities makes it possible to have trees between the west side of the building and the residences. However, a plan has not yet been formulated for specific landscaping and will be previewed by the Appearance Commission. Mr. Green stated that in regard to excess traffic, it has been planned that the total development when completed with this piece will only be at half of what is allowed. When the internal road network was developed, it was developed knowing what the potential intensity of development in the urban Town Center could be and as such it was structured so as to handle all of that potential traffic. He noted the goal is, indeed,to create and generate some traffic. This traffic flow was planned so that no one point was primary and would indeed draw on all six entrances and exit points to and from the development. Mr. Green noted the bikepath will not be any more endangered by this development than any other 60,000 square foot use. He stated they have not only tried to match the Village standards for the bikepath but have improved same particularly at the northwest corner. Mr. Green stated the loading area is indeed somewhat visible from the west and they have worked very hard to minimize that visibility. They have added some walls to that loading area and enhanced the landscaping. Mr. Green noted trucks will, of course, make some noise when they back up as they would for any 60,000 foot use. However,the area has been placed as far as possible from the residences with the addition of a brick wall to minimize as much noise as possible. Mr. Green further noted the parking spaces exist along the west side of the site now. He noted Buffalo Grove Plan Commission-Public Hearing-December 17, 1997-Page 16 this development is actually reducing the number of parking spaces along that area by about 10 spaces. He further noted these spaces are the least desirable ones and are likely to remain such. Mr. Green noted they have split the direction of the parking which has created an area which is identifiable for the shopping center use while still maintaining parking which is usable for the other uses. As such this will help to minimize the drifting of carts all over. Chairman Goldspiel asked if trucks backing up will beep. Mr. Sanford stated no. Chairman Goldspiel asked if the loading bay was for one or two trucks. Mr. Sanford stated it is a two bay loading dock. Mr. McCarty stated they have found that anchored community centers perform better. He stated competition is a way of life and it seems that small shop tenants are able to carve out a niche for themselves which separates them from a large anchor. He further stated similar stores have a cynergistic attitude and want to stick together as it seems an overlap of services can be helpful and good for business. Commissioner Trilling asked how successful the theaters have been as a draw for generating traffic. Mr. McCarty noted it has not been successful to date. He noted the previous owners made various changes to their operation which created confusion for customers. The new operators are committed to lower prices and have shown an increase in the number of customers and traffic. If they can continue, it is possible they may be successful. There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 10:26 p.m. Respsstfully submitted, Fa Rub' , R cording Secretary APPROVED BY: kvt STEP N GOLDSPI , Chairman Buffalo Grove Plan Commission-Public Hearing-December 17, 1997-Page 17 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION December 17, 1997 Proposed Eagle Food Store,Buffalo Grove Town Center, Phase 2 area of shopping center,Amendment of Planned Unit Development and Preliminary Plan,approval of a Special Use for a supermarket in the B-5 District and amendment of Section 17.44.060.C.1.e of the Buffalo Grove Zoning Ordinance to allow a supermarket as a Special Use in the B-5 zoning district Buffalo Grove Park District,proposed Learning Center,southwest area of Busch Grove Community Park,Approval of a Preliminary Plan--Workshop#1 Chairman Goldspiel called the meeting to order at 10:36 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 Commissions absent: None Also present: Mr. Marc Schwartz,Marc K. Schwartz& Associates Mr. Gerald Salzman,Barton-Aschman Associates, Inc. Mr. Michael McCarty, Simon DeBartolo Group Mr. Kevin Sims, Simon DeBartolo Group Mr. Larry Sanford,Eagle Food Centers, Inc. Mr. John Green, Groundwork,Ltd. `./ Mr. Richard Vane, Groundwork, Ltd. Mr. Mel Cea, Groundwork, Ltd. Mr. Michael Rylko,Director of Parks& Recreation Mr. Dan Schimmel,Buffalo Grove Park District Mr. Richard Kepshire, Lindley& Sons, Inc. Buffalo Grove Plan Commission-Regular Meeting-December 17, 1997-Page 1 Mr. Carmen Molinaro,Buffalo Grove Golf Course Mr. William Raysa,Village Attorney Ms. DeAnn Glover,Village Trustee Mr. Richard Kuenkler,Village Engineer Mr. Robert Pfeil,Village Planner APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Krug to approve the minutes of the public hearing of November 19, 1997. Chairman Goldspiel suggested a change in language on page three. All Commissioners were in favor of the amended motion and the motion passed unanimously with Commissioner Berman abstaining. Moved by Commissioner Samuels, seconded by Commissioner Krug to approve the minutes of the regular meeting of November 19, 1997. Chairman Goldspiel noted he would like a change in language on page three,paragraph two for his comments. Further he noted page five,paragraph ten required the addition of a word. He also noted a typo correction necessary on page seven, paragraph five. All Commissioners were in favor of the amended motion and the motion passed unanimously with Commissioner Berman abstaining. COMMITTEE AND LIAISON REPORTS Chairman Goldspiel stated he attended the Village Board meeting on December 8, 1997 and noted the Board discussed the Shell Oil development on Arlington Heights Road and Route 83. He noted that some residents have stated they would like access to the development if it is going to become a reality and would therefore like a driveway onto Fremont constructed so that residents could turn in either direction. He noted there was a proposal by Shell to pay for the cost of a traffic signal at Heritage Place if warrants were met and in return they would want approval for a play area in the restaurant as well as the addition of a quick oil change facility on the west side of the property adjacent to the townhomes. The Village Board indicated that the play area in the McDonald's restaurant is acceptable,but an oil lube operation is not going to be allowed on the property. The Board suggested that Shell's obligation for the traffic signal at Heritage Place would be 50 percent of the cost,assuming that a restaurant play area is allowed, but not the oil lube use. Commissioner Berman stated he attended the Village Board meeting on December 15, 1997 and stated the Board passed a resolution supporting improvements to Route 22 between Route 83 and Route 41. In addition,the Board approved the Buffalo Grove Park District's Health and Fitness Center and approval was granted for a variation to not underdrain one of the stormwater detention areas. Buffalo Grove Plan Commission-Regular Meeting-December 17, 1997-Page 2 PROPOSED EAGLE FOOD STORE. BUFFALO GROVE TOWN CENTER,PHASE 2 AREA OF SHOPPING CENTER, AMENDMENT OF PLANNED UNIT DEVELOPMENT AND PRELIMINARY PLAN. APPROVAL OF A SPECIAL USE FOR A SUPERMARKET IN THE B-5 DISTRICT AND AMENDMENT OF SECTION 17.44,060.C.I.E OF THE BUFFALO GROVE ZONING ORDINANCE TO ALLOW A SUPERMARKET AS A SPECIAL USE IN THE B-5 ZONING DISTRICT Moved by Commissioner Samuels, seconded by Commissioner Krug to recommend approval to the Village Board of the petition for amendment of a Planned Unit Development and Preliminary Plan and amendment of Section 17.44.060.C.1.e of the Buffalo Grove Zoning Ordinance to allow a supermarket as a Special Use in the B-5 zoning district, to allow the petitioner to construct an Eagle food store with an area of approximately 56,192 square feet and make modifications to the parking lot in the Phase 2 portion of the Buffalo Grove Town Center shopping center, subject to the exhibits and testimony given at the public hearing. Commissioner Samuels stated his difficulty with the proposal is that instead of being a plan, it is a reaction. He stated the original plans for the Town Center had support for a grocery store on the south end of the facility which would have room to grow. This would leave the area now considered for development to go toward entertainment type uses to go along with the hotel/banquet facility. The proposed plan is just trying to fit something in. He also noted he does not like such a large facility with its back to a main entrance. Commissioner Berman noted his agreement with Commissioner Samuels and further stated that by proposing a 24-hour, seven day per week facility in this part of the center, the character and nature of the center is being dramatically changed from what it was intended to be. Due to the significant change in character and the location proposed immediately adjacent to the residential area of the Town Center P.U.D., a negative hurdle has been established. He further noted concern that bringing a grocery store within the P.U.D. area would not be a benefit to the Village and will therefore not support the motion. Chairman Goldspiel stated he feels the developers have done the best possible plan they can and the public has been afforded their right to present input on the process. However, he noted concern with the concept that we now have a neighborhood strip center in this area. He stated this 60,000 foot outlot was not created with the idea of a food center in mind. If one is built at this site, then all other possible uses are foreclosed. He further noted a food store use is more intense than other uses of the same size and more. Commissioner Moons noted agreement with Chairman Goldspiel. He also stated that amending the zoning ordinance changes the very nature of the shopping center. A commitment to the �./ residents was made by promising a certain environment and this project would not fit into that environment. Commissioner Trilling stated the plan is as good as a plan can get for the existing site. However, Buffalo Grove Plan Commission-Regular Meeting-December 17, 1997-Page 3 • there is no true gain to the residents because of the location and the proximity of other stores for their use. In addition, this plan does not guarantee any kind of increase of business for the center nor for the overall retenanting of the center. Commissioner Howard noted her concurrence with what has been said by the other commissioners. She commended the development team on an outstanding job but noted it still does not take away the impact on the residents which is a great concern Commissioner Viehman stated the area has been designed as an urban development area but he is concerned with the traffic patterns which will be created. Commissioner Krug stated we have come away from the original concept of the Town Center and he cannot see much more going into this site than a grocery store as everything else already exists. Therefore, he will reluctantly vote yes for the plan. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Viehman, Goldspiel NAYES: Howard, Samuels, Berman, Trilling,Ottenheimer, Moons ABSENT: None ABSTAIN: None The motion failed 6 to 3. BUFFALO GROVE PARK DISTRICT.PROPOSED LEARNING CENTER. SOUTHWEST AREA OF BUSH GROVE COMMUNITY PARK,APPROVAL OF A PRELIMINARY PLAN- -WORKSHOP #1 Mr. John Green stated the proposed project is Phase 3 of the development of Busch Grove Park. He stated this is approximately a 5-acre area at the very southernmost piece on the west side, north along Route 83. He stated the area is heavily wooded and has a number of wetland and detention spaces. Mr. Green stated this plan was referred to the Plan Commission at the same time the health and fitness center was referred. He stated there have been some changes since the original referral plan. The access to the plan is an existing curb cut and the parking lot is proposed to the northwest and ultimately will interconnect through to the other parts of the parking system throughout the overall park. g Mr. Green stated the use is now intended to be year-round. The golf element is still intended to be a six month use. The area assigned for the golf structure has been reduced to 240 feet long and the location has been pulled back from the right-of-way further into the wooded area. The area is 185 feet from th e e right-of-way line at Route 83. However, it has no more impact on the Buffalo Grove Plan Commission-Regular Meeting-December 17, 1997-Page 4 wetlands and forest area than originally presented due to the reduced size. He stated they are now proposing a permanent structure in front of the golf structure. This would partially screen the temporary structure when it is up and the permanent facilities which will be needed will be in this permanent structure. This permanent structure will have the same architectural design as the existing shelter at the northeast corner of Busch Grove Park. Mr. Green stated the detention has also been reconfigured in front of this proposal which allows for several layers of landscaping opportunity between the structure and the roadway. Three of the sides of the proposed golf structure are surrounded by existing 90 foot trees. He further noted this also allows for integration and extension of the pedestrian and bikepath system into the facility. Mr. Green stated the proposed second use is a permanent safety town for the Buffalo Grove Park District. The safety town was identified as the number one project need in Buffalo Grove by the Friends of the Park Foundation. It will provide training education for children in the community and fits into the entire proposed development. Mr. Green stated the safety town will be on the asphalt area that would be there even for just the golf use. The layout for the safety town are permanent but can be taken down and stored during the golf season. When the dome structure is taken down, it is then stored where the safety town elements are stored. Conduits are extended under the slab so that electrification of lights, buildings and railroad signals can be accomplished During the winter astroturf is then rolled out over the asphalt and the dome is inflated for the golf use. The teeing area is a permanent two tiered structure. The upper tier then serves as a viewing area for the parents during the safety town use. Both uses are connected to the permanent structure over common walkway. The permanent structure has a pro shop area of about 625 square feet which is operable during the golf use and becomes the educational space during the safety town use. There is also about 650- 700 square feet of storage space for storage of the dome structure, astroturf and golf elements. There will also be a general office and a control counter area in the permanent structure as well as public washrooms and vending area. Mr. Green stated the air structure is an opaque structure and light does not shine through. He stated it is composed of three layers of non-flammable fabric material. The lighting inside is provided for in the structure itself. The lighting moves along either side of the facility. The air system is located in the front. He noted the structure sits in a channel cast into the foundation which locks the fabric in place. The top of the foundation is flush with the ground all the way around. Chairman Goldspiel asked about susceptibility to severe storms. Mr. Green stated the foundation is designed for uplift so the structure will be held in place. There are also cables that extend over the dome to anchor it in place. Buffalo Grove Plan Commission-Regular Meeting-December 17, 1997-Page 5 Commissioner Viehman asked about the balloons currently on the site. Mr. Green stated the tops of the balloons are at the 65 foot point and are set 240 feet from the right-of-way line. He stated they were placed there to help observations of the proposed development. Commissioner Viehman asked if all the trees will be maintained in the wooded area, including the scrub brush area. Mr. Green stated virtually all of the trees are being retained. He noted the intent is to replace the brush area. He stated they have ensured a minimum of 25 feet of landscaping to allow for some berming and evergreens. Chairman Goldspiel stated he feels this project is a major eyesore but he will look at neighboring existing structures. Commissioner Viehman asked if the air structure comes in other colors to blend in better. Mr. Green noted the best color to blend in is the white. Commissioner Viehman asked what activity the pro shop will have and if it will be a twelve month facility. Mr. Molinaro stated the pro shopwill onlybe open and operating ting during the time the dome me structure is up and it will be operated by the Park District. He noted they will be offering some lessons and will be operating the educational part of the golf facility. He noted they will use the facility to help market their golf courses within the Village and this will be a tremendous marketing opportunity. Commissioner Howard stated she has also driven past the facility in Northbrook and it really does blend in quite well. Chairman Goldspiel asked how these types of facilities have been faring. Mr. Molinaro stated they have been faring very well. He noted the Bensenville dome has been so successful they are now on their way to a second one. Mr. Pfeil noted the Fire Department is very concerned about access and this would need to be addressed at the next workshop. CHAIRMAN'S REPORT Chairman Goldspiel stated there will be a public hearing on discontinuation of Pace bus Route Buffalo Grove Plan Commission-Regular Meeting-December 17, 1997-Page 6 691, the northeast Buffalo Grove-Deerfield service,on January 13, 1998 at 7:00 to 8:00 p.m. in the Village Hall Council Chambers. FUTURE AGENDA SCHEDULE Mr. Pfeil stated there will be a regular meeting on January 7, 1998. PUBLIC COMMENTS AND QUESTIONS -None NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Samuels, seconded by Commissioner Trilling and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 12:00 p.m. Respec lly submitted, Fay ubin, rding Secretary APPROVED BY: ST GOLDSP L, Chair Buffalo Grove Plan Commission-Regular Meeting-December 17, 1997-Page 7