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1999-06-16 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION June 16, 1999 Northwest Community Healthcare,Proposed campus expansion, Amendment of a Planned Unit Development(P.U.D.) in the B-3 Planned Business Center District, southeast corner of Lake Cook Road/IL Route 83 (McHenry Road) -- Workshop#1 Aetna Development Corp.,Proposed Walgreens store and site modifications, Approval of a Special Use for a drive-through pharmacy facility and amendment of a Planned Unit Development( P.U.D.) in the B-3 Planned Business Center District, Plaza Verde (East) shopping center, southwest corner of Dundee Road/Arlington Heights Road -- Workshop#1 Missner/Hastings First Resubdivision -- Plat of Subdivision Chairman Goldspiel called the meeting to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Samuels Mr. Trilling Mr. Ottenheimer Commissioners absent: None Also present: Donald P. Smith,Northwest Community Healthcare Robert J. Klasek, Northwest Community Healthcare Deborah A. Sheehan, OWP&P Donald Matthews,Gewalt Hamilton Associates Marc R. Start, Parsons Transportation Group Thomas G. Hellgeth, Brian Properties Lawrence M. Freedman, Ash, Anos, Freedman and Logan John Green, Groundwork, Ltd. John Marienthal, Village Trustee Robert E. Pfeil, Village Planner Buffalo Grove Plan Commission-Regular Meeting-June 16, 1999-Page 1 APPROVAL OF MINUTES Moved by Commissioner Ottenheimer, seconded by Commissioner Krug, to approve the minutes of the public hearing and regular meeting of May 19, 1999. All Commissioners were in favor of the motion and the motion passed unanimously, with Commissioner Howard abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Krug commented that the following items were discussed at the Village Board meeting on June 7, 1999: 1. The Village Manager reviewed the proposed dissolution of the Appearance Commission and noted that responsibilities for review building appearance, signs, lighting and landscaping for development projects would be shifted to the Plan Commission and Zoning Board of Appeals. In general,the Plan Commission would handle new projects and petitions involving major changes to previously approved developments. The ZBA would handle development projects not requiring approval by ordinance, and the ZBA and Building Commissioner would review signs. 2. Plaza Verde shopping center- The Walgreens project proposed for the east part of the center is being re-activated, and the Board referred the new plan to the Plan Commission. 3. An ordinance granting a special use for a child day care home at 606 Hawthorn Road was approved. 4. A commercial building proposed by Praedium Development for Lot 2 of the Walgreens subdivision at Lake Cook Road and Buffalo Grove Road was reviewed by the Board and referred to the Plan Commission. The Board noted concerns with the location of the access driveway to Town Center, the size of the building and the location of some of the proposed parking in relation to the access easement and building entrance. Commissioner Krug also noted that the Zoning Ordinance review sub-committee met on June 15. The sub-committee will be reviewing revisions concerning off-street parking standards, uses in Business Districts, uses in the Industrial District. He commented that in his opinion the regulations concerning child day care homes should include a requirement that at least one adult at a day care home should be able to speak English. This requirement would protect the children in emergency situations when clear communications with the Police or Fire Department is needed. Commissioner Trilling noted that he attended the June 7 Village Board meeting, and the referral of the Praedium development project next to the Walgreens building on Lake Cook Road was made with some reluctance by the Board. There were concerns about the size of the building, the concept of a multi-tenant building instead of a single-user and the amount of large trees on the site that would Buffalo Grove Plan Commission-Regular Meeting-June 16, 1999-Page 2 be affected by the development. Commissioner Krug stated that he would not participate in either the workshop concerning the Northwest Community Healthcare campus expansion or the workshop regarding the Walgreens store Plaza Verde due to a possible conflict of interest. NORTHWEST COMMUNITY HEALTHCARE,PROPOSED CAMPUS EXPANSION, AMENDMENT OF A P.U.D. IN THE B-3 DISTRICT, SOUTHEAST CORNER OF LAKE COOK ROAD/IL ROUTE 83 - - WORKSHOP#1 Mr. Donald Smith, Senior Vice-president of Northwest Community Healthcare, gave an overview of the Northwest facility, noting that a 4.5-acre parcel is in the Village of Wheeling and was purchased by NWCH in May 1998. He said that the plan for the proposed campus expansion was presented to Wheeling in July 1998. Wheeling has given preliminary approval of the project with the condition that land will be dedicated for the future realignment of Weiland Road south of Lake Cook Road. Mr. Smith noted that the proposed two-story addition is approximately 35,000 square feet and will have a fire protection system. He indicated the NWCH is requesting approval of an amendment to the P.U.D. previously approved by Buffalo Grove for the immediate treatment center and the medical office building. Mr. Smith said that there are 182 parking spaces as approved for the 1982 site plan. For the new building area, 176 spaces will be added. NWCH is requesting that it be allowed to construct 141 parking spaces and landbank the remaining 35 spaces until these spaces are needed. He commented that the facility has never had a parking shortage in 18 years, even with 100 percent occupancy of the medical offices. He said that 35 to 40 of the existing parking spaces are seldom used. He noted that 650,000 patients have been treated at the facility over the past 18 years. Deborah Sheehan,project architect with OWP&P,commented that the site has three access points: McHenry Road (IL Route 83), Lake Cook Road and Weiland Road. She noted that the Illinois Department of Transportation(IDOT)wants the curb cut on Route 83 to be 500 feet from Lake Cook Road. This distance can't be provided on the plan, but the curb cut will be moved south from the current location. She explained that the campus plan is designed to unify the addition with the two existing buildings. The plan tries to expedite access from Weiland Road to the immediate care facility with the ring road. There will be a pedestrian link between the building and this will separate pedestrian and vehicular traffic. The unified design for the buildings will improve care for the patients and help contain costs. She commented that the north elevation of the facility will be enhanced and is designed to be a gateway into the campus from Lake Cook Road. Li Ms. Sheehan said that the building design is intended to offer transparent views to the trees on the site. She indicated that an arborist has inventoried the trees on the site and an analysis is being done to determine how to protect as many trees as possible on the campus. She said that the inventory indicates that there are 650 trees of six inches or larger diameter that are considered to be in a healthy condition. She commented that grade changes on the site are the primary reason that some trees will Buffalo Grove Plan Commission-Regular Meeting-June 16, 1999-Page 3 be removed as part of the campus expansion. She noted that a replacement ratio of 1:1 will be implemented for trees that are removed, and the project has a budget of$500,000 for tree planting and landscaping. Ms. Sheehan commented that the communication antenna tower has been re-located on the proposed plan to accommodate the design and location of the stormwater management facility. `./ Mr. Donald Matthews, P.E. of Gewalt Hamilton noted that the major site engineering issues are the access driveways to the adjacent road system, land grading and utilities. He said that Lake Cook Road is controlled by the Cook County Highway Department and the Illinois Department of Transportation(IDOT) classifies Lake Cook Road and IL Route 83 (McHenry Road) as Strategic Regional Arterials (SRA). He said that the north segment of Weiland Road adjacent to the site is controlled by the Cook County Highway Department;the south segment is controlled by the Village of Wheeling. He reviewed the planning by Cook County for improvements to Lake Cook Road and IDOT's plans concerning IL Route 83. He noted that Weiland Road is planned to be re-aligned to make a more direct connection between Lake Cook Road and Buffalo Grove Road. In this plan, "short" Aptakisic Road would become a cul-de-sac. He indicated that NWCH will provide land dedications for right-of-way along IL Route 83, Weiland Road and Lake Cook Road to accommodate the road improvement plans by Cook County and IDOT. Mr. Matthews noted that the existing driveway on Route 83 will be shifted to the south and a left turn lane will be provided. The driveway on Lake Cook Road will be shifted east to line up with the driveway on the north side of Lake Cook Road. Left turn lanes will be added on Lake Cook Road to serve the driveways on the north and south sides of the road. Mr. Matthews noted that the NWCH site is comprised of Parcels 1,2 and 3 ( 7.6 acres) in Buffalo Grove and Parcel 4(4.5 acres)in Wheeling. He reviewed existing conditions and noted that although the NWCH site is adjacent to Buffalo Creek,there is no floodplain on the property. He said that the communications antenna will be moved north, closer to the parking area to accommodate the reconfiguration of the stormwater facility. He indicated that the existing stormwater facility serves Parcels 1, 2 and 3 of the site, and it needs to be expanded to provide capacity for Parcel 4. IDOT standards require that setback Route 83 be increased as part of the expansion of the stormwater facility. He said that a retaining wall be constructed along the north part of the facility. He noted that all of the site improvements, including the stormwater facility, will complied with Buffalo Grove's Development Ordinance. Mr. Matthews said that the site is now served by the Buffalo Grove water system and the"loop"will be re-located on the property as part of the campus expansion project. He said that the site is connected to the Buffalo Grove sanitary sewer system in the north area of the property. Ms. Howard inquired if a variation of the Village's parking standard is being requested. Buffalo Grove Plan Commission-Regular Meeting-June 16, 1999-Page 4 Mr. Smith said that current and proposed parking is more than adequate, and a variation is not requested for the number of spaces, but for the permission to "landbank" some parking areas. He stated that the site met the Village's parking requirements when the original development was approved 18 years ago. He said that the proposed expansion area will meet the Village's current parking standard. Chairman Goldspiel asked if this means that the petitioner wants to use two parking standards for the property. Ms. Sheehan said that there are 188 parking spaces serving the immediate care facility (14,147 sq. ft.) and the medical office building(32,200 sq. ft.).This is approximately 4 spaces per 1,000 square feet of floor area, which was the standard that was used for the approval 18 years ago. The new building area(36,178 sq. ft.)would be parked at the current ordinance standard of one space per 200 square feet, so 176 are required. NWCH requests that 36 of these spaces be landbanked for future construction if they are needed. Chairman Goldspiel inquired how many parking spaces would be required if the entire site were being developed using the current 1/200 parking ratio for medical facilities. Ms. Sheehan said that approximately 399 spaces would be the requirement if the entire building area were being built using the current parking standard. She noted that a parking demand analysis has been done by the NWCH's traffic consultant, and this analysis determined that 141 spaces will be the actual additional parking demand created by the building expansion. Chairman Goldspiel commented that it is his understanding that for this type of development on a property, the current parking standard is applied to the entire site. Mr. Pfeil concurred that the staffs interpretation of the Zoning Ordinance parking standards is that the current standard is applied to the entire property when an expansion of this type is proposed. Commissioner Ottenheimer said that the proposed internal traffic circulation pattern will be an improvement for the facility. He commented that it has been his experience that parking at NWCH's immediate care facility has been somewhat"tight."He asked if the sidewalk will be extended along the entire Route 83 frontage. Ms. Sheehan said that the sidewalk along Route 83 is planned to extend to the driveway and into the site, and not extend south of the driveway along Route 83. Li Commissioner Ottenheimer asked about the status of the Village of Wheeling's review of the expansion plan. He inquired how a plan change would be handled if Wheeling requested a modification after Buffalo Grove had already approved the plan. Mr. Smith indicated that the Village Managers of Buffalo Grove and Wheeling have worked out a Buffalo Grove Plan Commission-Regular Meeting-June 16, 1999-Page 5 schedule that will have the project proceed through the Wheeling approval process after the Buffalo Grove process is completed. He said that he believes that Wheeling will accept the plan as approved by Buffalo Grove since the only development within Wheeling pertains to the parking area. Chairman Goldspiel inquired about the Cook County Highway Department's review of the proposed Lake Cook Road driveway modifications, particularly concerning the full-access design, widening of the driveway and the proposed left turn bays. Li Mr. Matthews said that Cook County has seen the proposed plan and has verbally indicated that the design for the full-access driveway and left turn bays is acceptable. Chairman Goldspiel noted that previous developments in Buffalo Grove along Lake Cook Road have been restricted to right-in,right-out access. He questioned why this development would be allowed to have a full- access, widened driveway. He commented that Lake Cook Road is carrying a very heavy traffic load, and proposed developments should be planned to relieve the load on Lake Cook. Mr. Matthews noted that the current driveway to the NWCH property is full-access, but there is not guarantee that this will be retained when Cook County completes its plans for widening Lake Cook Road. Chairman Goldspiel inquired about the height and appearance of the retaining wall in the stormwater facility and its function in relation to stormwater storage. Mr. Matthews said that the detention facility is being pushed into a hill, and the wall will taper from zero to 10 feet on two sides of the basin. He said that the wall will have a"stacked"stone design and will have dense plant growth screening its visibility from Route 83. He said that the high-water level of the basin will never touch the wall. He indicated that the wall is being used primarily to make the necessary grade transition on the site. Chairman Goldspiel inquired if more trees can be preserved that what is proposed on the current plan. Ms. Sheehan said that the expansion has been planned to preserve as many trees as possible. She explained that some of the mature trees on the site are beginning to show the effects of the previous construction on the site, and these trees are not healthy. Chairman Goldspiel asked if construction of the plan as proposed will result in having more trees or fewer trees than what is now existing on the site. Ms. Sheehan indicated that there will be re-planting along the northeast parking area and the trees along Weiland Road will not be affected by the proposed plan. Some trees in the area of the re- located driveway along Route 83 will be removed. She said that she would have to check with the project arborist concerning the overall change in the number of trees on the property as a result of Buffalo Grove Plan Commission-Regular Meeting-June 16, 1999-Page 6 the campus expansion. Chairman Goldspiel suggested that alternatives such as modifying the grading plan and storing stormwater in underground pipes be considered as a way to preserve more trees. Mr. Matthews said that providing underground stormwater storage would be a very expensive alternative. Li Commissioner Samuels asked if a wet stormwater facility would result in less grading than the current plan and if it would provide more area for parking. Mr. Matthews replied that a wet facility would actually require more excavation than the current plan. Commissioner Samuels noted that the new standards being used by the Lake County Stormwater Management Commission are having the effect of making "dry" basins wetter with marsh-type vegetation. Mr. Matthews said that he would re-evaluate the proposed stormwater facility to determine if there are any alternatives that would be cost-effective while preserving more trees. Commissioner Samuels inquired if the expanded medical facility would include new diagnostic and radiology equipment or just more office space. Ms. Sheehan indicated that some diagnostic equipment would be added, particularly to support the immediate care facility. Mr. Smith commented that one medical group now in an office on Deerfield Parkway has inquired about leasing 12,000 square feet at the expanded NWCH facility. He said that approximately 6,000 square feet in the expanded facility would be used to house diagnostic equipment including MRI and ultra-sound. He noted that the communications tower would be used to transmit images and information such as radiology from Northwest Hospital to the Buffalo Grove facility. Commissioner Samuels said that the proposed parking will not be very convenient to the building, particularly for patients making fairly short visits. Ms. Sheehan said that it won't be possible to add very much parking near the immediate care facility, but this facility will be accessible from the new building area. Mr. Smith noted that the diagnostic services have a lighter parking demand than general medical offices. Buffalo Grove Plan Commission-Regular Meeting-June 16, 1999-Page 7 Commissioner Samuels inquired about the maximum parking demand that has been experienced at the current facility. Mr. Smith said that even at the busiest times, there are 35 spaces near the existing medical office building that aren't used. Commissioner Samuels asked if adequate clearance for the Fire Department's equipment will provided at the new entry area to the building. Ms. Sheehan stated that adequate clearances will be provided. She noted that sprinklering will be provided for the existing building areas as well as the new building. Commissioner Samuels inquired concerning the Development Ordinance requirement for sidewalks along public right-of-way. Mr. Pfeil indicated that the Development Ordinance requires sidewalks along public right-of-way, so sidewalks are required for this site along Lake Cook Road, IL Route 83 and Weiland Road. Commissioner Samuels suggested that a payment in lieu of construction would be appropriate for the segment of the Route 83 sidewalk south of the driveway. He inquired if a deceleration lane is proposed on northbound Route 83. Mr. Matthews replied that IDOT has not requested a deceleration lane. Chairman Goldspiel asked about the width of the access aisle serving the new entry area to the building. Mr. Matthews said that the pavement in this area will be 24 feet wide and will accommodate three vehicles. Commissioner Samuels suggested that the intersection near the drop-off area should be looked at carefully to ensure that vehicle turning movements can be accommodated. Commissioner Trilling inquired if the Village of Wheeling has been asked to disconnect Parcel 4 so that the entire development would be in one village. Ms. Sheehan said that NWCH has discussed this issue with Wheeling,but the Village does not want to disconnect the property. Commissioner Trilling asked about the type of communications tower and height that is being requested and whether the ground elevation is being modified compared to the original approval. Ms. Sheehan said that tower is being treated as an architectural feature. Buffalo Grove Plan Commission-Regular Meeting-June 16, 1999-Page 8 Mr. Smith indicated that the tower is planned at a height of 120 feet.NWCH is working with Nextel concerning co-location of facilities on the tower.He said the ground elevation of the planned tower is about the same as the elevation of the original approval. Commissioner Trilling pointed out that the tower as originally approved was to be screened by trees to minimize visibility from Route 83. Ms. Sheehan said that the tower is now being planned as a monopole instead of a lattice structure. She said it will be approximately 40 feet higher than the adjacent trees but will be setback a greater distance from Route 83 than the original approval.The base will be screened with 6 to 8-foot hedges. Commissioner Trilling requested that an elevation of the tower as viewed from Route 83 be provided for the next workshop. Commissioner Trilling inquired why landbanked parking is being proposed in areas relatively close to the building. He suggested that the landbanking areas should be in locations where substantial trees could be preserved. He noted that peak westbound traffic on Lake Cook Road is extremely heavy,and he asked if there is any possibility that the NWCH property may be used as a cut-through from Lake Cook Road to Route 83. Ms. Sheehan noted that NWCH is dedicating land along Weiland Road for future improvements that are intended to relieve congestion on Lake Cook Road, particularly between Weiland Road and Buffalo Grove Road. Mr. Start indicated that the traffic counts done for the site parking and traffic impact analysis did not show significant numbers of cut-through movements through the NWCH property. He noted that the counts were done on weekdays between 7 to 9 AM and 4 to 6 PM. Commissioner Trilling requested that an inventory of existing trees be provided. He said it appears that a significant number of trees are being removed as part of the expansion plan. Commissioner Samuels concurred that more information should be provided concerning existing trees and the number that would be removed. He asked if a parking deck would be feasible. This would require a smaller area of paving for parking and would make it possible to preserve more trees. He said that he is not suggesting a large above-ground deck, but a structure that would be partly underground. Mr. Matthews replied that he has not evaluated a parking structure, but he knows that it would be much more expensive to build than the proposed surface parking. Mr. Smith said that the site development costs for this project are already very high and it will affect the rents that will need to be charged to users of the building. If more costs such as a parking structures are added it will probably make the project unfeasible. He said that parking structures are Buffalo Grove Plan Commission-Regular Meeting-June 16, 1999-Page 9 confusing for patients coming to the facility and there are security issues that would have to be managed. Commissioner Samuels said that a parking structure also provides benefits such as cover from weather conditions. He noted that the discrepancy between the amount of proposed parking and the amount required by ordinance is significant and would require a sizable variation. Ms. Sheehan asked if the Village would apply the current parking standard for medical offices to the entire building area, even the portions that were approved with a different parking standard. Chairman Goldspiel and Commissioner Samuels concurred that the current parking standard should be applied to the entire building area. Mr. Pfeil reiterated that when the use of a property changes through a substantial expansion, the Village requires parking to be provided in compliance with the current Zoning Ordinance standard. He noted that if a parking demand analysis shows a substantial difference between actual parking demand and the ordinance requirement,this information would be evaluated as possible justification for a variation. Chairman Goldspiel said that he is concerned with the issues relating to traffic impact, required parking and tree preservation. He suggested that the petitioner provide information from similar facilities to document that the proposed amount of parking will be adequate. He noted that the Plan Commission will also be handling building appearance and landscaping review, and it will take time to assess the overall development plan for this property. AETNA DEVELOPMENT CORP., PROPOSED WALGREENS STORE AND SITE MODIFICATIONS,APPROVAL OF A SPECIAL USE FOR A DRIVE-THROUGH PHARMACY FACILITY AND AMENDMENT OF A PLANNED UNIT DEVELOPMENT(P.U.D.)IN THE B-3 PLANNED BUSINESS CENTER DISTRICT, PLAZA VERDE (EAST) SHOPPING CENTER, SOUTHWEST CORNER OF DUNDEE RD/ARLINGTON HEIGHTS RD -- WORKSHOP #1 Mr. Freedman stated that he represents Aetna Development Corp. which is the contract purchaser of the property. He noted that Aetna has extensive experience in developing shopping centers similar in size to Plaza Verde, and also in developing stores for Walgreens. He noted that the current petition includes a request for a special use for a drive-through pharmacy facility. Mr. Green noted that the Plaza Verde - East property is 10.9 acres with a building area of 114,000 square feet and 501 parking spaces. This amount of parking is approximately a ratio of one space for approximately 229 feet of building area, which is slightly less parking than required by Village ordinance for a shopping center. He pointed out that there are a number of vacancies in the existing building space. He said that the proposed plan includes a phasing concept to renovate the shopping center. He noted that the property is served by two driveway to Dundee Road (one full access and one right-in, right-out) and a full access driveway to Arlington Heights Road. Buffalo Grove Plan Commission-Regular Meeting-June 16, 1999-Page 10 Mr. Green explained that Phase 1 of the redevelopment will include the new Walgreens store. He noted that the drive-through pharmacy facility will have two lanes. He said that the plan retains a good line of site for the Melting Pot restaurant, and in a subsequent phase the building directly south of the Melting Pot will be removed. This will improve the visibility of the restaurant from Arlington Heights Road. Mr. Green said that the plan will ultimately provide one parking space per 220 square feet of building area as required by Village ordinance. He pointed out that parking is being added in the south part of the site where some building space will be removed in the main building. He noted that the main east-west access aisle in front of the main building is not adequately controlled in terms of traffic movements,and the plan proposes some improvements to this access aisle.He said that it will take three to five years to complete the phases of the proposed plan. Commissioner Samuels inquired if the Melting Pot restaurant owner has commented on the plan. He noted that there will not be much parking near the restaurant if the building adjoining the restaurant is left in place when the Walgreens store is opened. Mr. Green said that some parking would be fairly close to the restaurant even if the building adjoining the restaurant is still in place. Mr. Freedman commented that there will be some inconvenience in terms of parking,but the overall goal is to redevelop the entire property. He said that Aetna will honor the leases of current tenants. Commissioner Samuels inquired why the Walgreens store can't be located closer to the Dundee/Arlington Heights intersection with the restaurant be moved to another location. Mr. Green indicated thatparkinghas to be maintained for existingtenants. He said that even if the corner parcel were available, he wouldn't want to put the Walgreens store at that location. Commissioner Samuels commented that the proposed location for the Walgreens creates a very indirect route to the drive-through pharmacy window. Mr. Freedman said that Walgreens wants to build the store as shown on the plan. Commissioner Samuels asked if a sidewalk will be provided from the 30 new parking spaces in the south building to the front entrances of the stores. Mr. Green said that a 10-foot wide sidewalk will be provided from this parking area to the front of the stores. Commissioner Ottenheimer inquired when the building adjoining the Melting Pot will be demolished. Buffalo Grove Plan Commission-Regular Meeting-June 16, 1999-Page 11 Mr. Green said that this building will be removed when the tenants' leases have run out or when their leases can be bought out. Commissioner Ottenheimer asked if a parking variation is needed. Mr. Green said that in the short-term there will be less parking than required by ordinance based on the overall building area, but in practical terms there is a lot of vacant space that is not generating any parking demand. In the long-term the property will have enough parking to comply with the Village's 1:220 standard for a shopping center. Commissioner Ottenheimer inquired about possible tenants for the renovated building areas. Mr. Freedman said it premature to discuss specific tenants, but Aetna will try to do leases with various companies that have a national presence. Commissioner Trilling inquired concerning the entity that actually owns the property. Mr. Freedman said that Massachusetts Mutual owns the property; Aetna is the contract purchaser. Commissioner Trilling asked if Aetna's contract to purchase is contingent of approval of the Walgreens store. Mr. Freedman replied affirmatively. Commissioner Trilling asked if there is any relationship between the ownerships of the west and east portions of Plaza Verde and plans to renovate the two properties. Mr. Freedman indicated that he would inquire from Aetna if any discussions are planned concerning coordination of any redevelopment plans. Commissioner Trilling inquired if the depths of the lease spaces in the large south building are of adequate size to be marketable to tenants. Mr. Green said that the spaces are marketable. Commissioner Trilling asked if the developer would need to come back for subsequent approvals to modify the building to achieve marketable lease spaces. Mr. Green said that building modifications of that scale will not be necessary. Commissioner Trilling asked how the one-way circulation pattern adjacent to the pharmacy drive- through will function. Buffalo Grove Plan Commission-Regular Meeting-June 16, 1999-Page 12 Mr. Green indicated that it will be changed to a two-way aisle, with an adjustment to the plan to make it wider. Commission Trilling noted that a six-month construction period for the Walgreens store will have a major impact on available parking for the Melting Pot. Commissioner Samuels inquired if the main south building could accommodate any type of drive- through facility such as a restaurant or some other use. Mr. Green said he has not evaluated that possibility. Chairman Goldspiel commented that Plaza Verde was once a showplace and now it needs to be"re- invented." He noted that customers tend to access the property from Arlington Heights Road, and the redevelopment planning should take this into account. He said he is enthusiastic about the center's potential, but he is concerned with the phasing concept. He questioned how the Village could enforce a phasing plan if use of the property continues to contract.He said he is also concerned that too much of the existing green space in front of the main south building might be removed in the redevelopment process. Chairman Goldspiel noted that the new parking area proposed between the buildings in the south area of the site will invite traffic into the rear area of the property that has been used primarily as a service drive. He suggested that this area will need to be evaluated to ensure that traffic movements are safe and that the screening adjacent to the residential area is adequate. Chairman Goldspiel summarized the main issues identified by the Plan Commission concerning the proposed plan: 1. Evaluate the impact of the plan on the Melting Pot restaurant; 2. Clarify the phasing of the plan and identify the events that will trigger implementation of each phase; 3. Verify that parking will be provided in compliance with the ordinance when the plan is fully implemented; 4. An assessment of the market demand for retail uses at this location. Commissioner Samuels noted that there are existing leases and this may have an impact on how the phasing can be implemented. Commissioner Trilling suggested that the space in the building adjoining the restaurant should not be leased to new tenants. Buffalo Grove Plan Commission-Regular Meeting-June 16, 1999-Page 13 Mr. Freedman stated that Aetna is motivated to complete thephases of the plan and to re-tenant the P spaces in the main building. MISSNER/HASTINGS RESUBDIVISION FIRST RESUBDIVISION --FINAL PLAT Moved by Commissioner Ottenheimer, seconded by Commissioner Krug,to recommend approval to the Village Board of the plat of resubdivision. Li Commissioner inquired about the configuration of the fire lane easements. Mr. Pfeil said that the fire lane easements are shown as recommended by the Deputy Fire Marshal. He reviewed the site plan for the two proposed buildings and pointed out that the fire lanes are located in the areas where the driveways connect to Hastings Drive. Chairman Goldspiel asked if the plat is in accordance with the approved plan and if the plat has been reviewed by Village staff. Mr. Pfeil said that the plat has been reviewed by staff and is recommended for approval. He noted that the Plan Commission did not review site plans for the proposed buildings, since the Village has allowed development in the Industrial District without requiring a Preliminary Plan review for each building. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Howard, Trilling, Ottenheimer, Goldspiel NAYS: None ABSENT: None ABSTAIN: Samuels The motion passed 5 to 0. CHAIRMAN'S REPORT Chairman Goldspiel noted that Commissioners Krug and Howard have resigned from the Plan Commission, and tonight is their final meeting as commissioners. He thanked them for their commitment to the Village for serving on the Commission and for their contributions in ensuring that developments thoroughly evaluated in terms of the Village's goals and policies. Li Commissioner Ottenheimer expressed his thanks to Commissioners Krug and Howard. Commissioner Krug said he has enjoyed his tenure as a commissioner. He said that he is particularly pleased that the Village was able to obtain bus service and train service for its residents, and the Plan Commission was instrumental in laying the groundwork for implementation of these services. He Buffalo Grove Plan Commission-Regular Meeting-June 16, 1999-Page 14 said that the Village's excellent stormwater management system and Planned Business District are other areas that were developed through oversight and review by the Plan Commission. He commented that the bikepath and sidewalk system is being implemented pursuant to plans developed in the early 1970's and he encouraged the Commission to continue the implementation effort. FUTURE AGENDA SCHEDULE Mr. Pfeil said that the next meeting is scheduled for July 7,and this agenda includes a second review of the JCYS plan at Weiland and Aptakisic Road, a second workshop for the Raupp Museum expansion and a workshop concerning the lot north of the Walgreens store at Lake Cook Road and Buffalo Grove Road. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT -None NEW BUSINESS Chairman Goldspiel said he would appreciate some information from staff concerning the latest Army Corps plans for additional stormwater storage in the Des Plaines River watershed, particularly regarding the Buffalo Creek Forest Preserve. ADJOURNMENT Moved by Commissioner Krug,seconded by Commissioner Ottenheimer, and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 11:00 p.m. Resp c fully subm. d, Rob E. P il, illage Planner APP OVED B : f' o / l t i./17 ,ST P N G LDSPIE , Chairman Buffalo Grove Plan Commission-Regular Meeting-June 16, 1999-Page 15