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1999-09-08 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION September 8, 1999 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 and approval of building elevations and materials and landscape plan, Plaza Verde- East shopping center, southwest corner of Dundee Road/Arlington Heights Road 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. Samuels Mr. Trilling Mr. Ottenheimer Ms. Dunn Mr. Feldgreber Mr. Johnson Mr. Panitch Mr. Smith Commissioners absent: None Also present: Mr. Lawrence Freedman, Ash, Anos, Freedman& Logan Mr. David Mangurten, KMA & Associates, Inc. Mr. John Green, Groundwork, Ltd. Mr. Richard Vane, Groundwork, Ltd. Mr. William Raysa, Village Attorney Mr. John Marienthal, Village Trustee Ms. DeAnn Glover, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Buffalo Grove Plan Commission-Public Hearing-September 8, 1999-Page 1 Exhibit A: Aerial Photo of Site, undated Exhibit B: 1974 Sanitary Sewer and Water Plan Exhibit C: Leased Space Diagram, undated Exhibit D: October, 1998 Concept Plan Exhibit E: Preliminary Site Plan, dated June 9, 1999 Exhibit F: Preliminary Site Plan dated August 4, 1999 by Groundwork, Ltd. Exhibit G: Temporary parking sketch dated July 7, 1999 Exhibit H: Preliminary Landscape Plan dated July 14, 1999 by Pugsley and La Haie Ltd. Exhibit I: Building elevations dated July 21, 1999 by KMA and Associates Mr. Freedman of Ash, Anos, Freedman& Logan stated he represents the contract purchaser of the property commonly considered the eastern portion of Plaza Verde shopping center. He stated they propose to upgrade the entire site on a phased basis with the construction of a new Walgreens facility, constituting the initial part of the upgrading project. Mr. Freedman stated he has represented Aetna for 10 years and they have been in business for at least 15 years as a commercial shopping center developer in Illinois and surrounding states. They have primarily dealt with shopping centers developed with national tenants, most of which have been anchored by Walgreens or similar facilities. Mr. Freedman noted they have indicated phased development because they recognize there are existing leases and the client intends to succeed as the landlord under those leases. He stated they intend to honor every one of the leases. They intend to revitalize this center as well as build a new Walgreens. Mr. Green of Groundwork, Ltd. stated the site includes the 10.89 acres that make up the Plaza Verde east portion of the center. The site was developed as a B-3 business site in the 1970's. It was developed just before water and stormwater detention was required . The Village Engineer has advised that according to his knowledge and the information that exists, in anticipation of the `./ then pending legislation for detention, this site did actually develop with a detention facility for the design area. As such the design site engineering is limited to the re-piping that is necessary underground in the existing parking area and to service the modifications of the plan. Mr. Green stated the existing 26 year old center contained 112,160 square feet of commercial space. The east building contains approximately 19,800 square feet which includes a 5800 Buffalo Grove Plan Commission-Public Hearing-September 8, 1999-Page 2 square foot restaurant box at the north end of that east building. The south building is approximately 95,000 square feet, the eastern portion of that being 80 feet in depth and the western portion being approximately 175 feet in depth. This original square footage was proposed to be served by a total of 501 parking spaces. This was a ratio of 1 space for every 230 square feet of gross commercial space. Today the amount of vacant space has increased to 666,500 square feet or 58 percent of the center. The proposal is to permit a new owner to work to revitalize the old center and to do this by starting with a new destination tenant,namely Walgreens and to begin to reconfigure the Plaza to create better leasable space and in the process to reduce the overall area, where it is reasonable to do so,that the balance of the space that would remain would be workable and leasable. Mr. Green stated they have revised the plan to accomplish a number of things including: 1. Development of two-way circulation on the south side of the Walgreens 2. Extension of the 3 foot barrier curb between the drive on the south side of Walgreens and the drive up lanes to preclude crossover traffic 3. Expansion of the corridor width between the two elements of the remaining south building to permit the construction of canopies and landscaped areas 4. Creation of landscaped islands and a landscaped backdrop at the south end of that corridor 5. Shift of the existing east/west drive further to the south to provide for the 12 foot buffer along Dundee Road that had been lost due to redevelopment of Dundee Road 6. Maximize amount of parking between Walgreens and the south building and to do this in a fashion that will not interfere with the landscaped island feel that exists along the north face of the south building 7. Slight shift of Walgreens footprint to permit installation of temporary parking to service the existing or currently occupied space in the existing east building area Mr. Green stated temporary parking has certainly been developed and created as part of this process. This plan permits the development of 40-43 spaces in addition to the existing adjacent �./ spaces that would remain available. This plan now creates the opportunity for a total of 52-55 parking spaces to remain adjacent to the existing east building during the time of construction. Mr. Green stated the landscape plan has been developed so that the previously discussed elements are included and reflected as part of the project. Parkway trees will be installed along Dundee Road. A pedestrian walk will be created from Dundee Road adjacent and running along Buffalo Grove Plan Commission-Public Hearing-September 8, 1999-Page 3 the parking by the restaurant box that does not currently exist so that access can also be provided. Appropriate parking lot islands and landscaping have now been included within the parking area throughout this portion of the site. The planters and canopies have been incorporated into the plan in the access corridor that now divides the south building. Ornamental trees now replace the originally proposed evergreen trees in the islands that have been created as a backdrop to part of that open corridor so that lines of sites on the turns going in and out of the south driveway can also be protected. In addition, a backdrop of arborvitae have been provided along the south fence line in that open corridor. Mr. Green noted that all of these improvements require some variation requests. There are only two variations being proposed. One is related to the phasing and has to do with parking. The current ordinance establishes a standard of 1 space for every 220 square feet of commercial space in a shopping center. Currently the center provides for 1 space for every 230 square feet which was approved in 1974. At the end of phase they will have 1 space for every 282 square feet of building area for a total of 449 spaces. However,they also have 66,500 square feet of vacant space. As part of this first phase they are going to eliminate a net of 2,600 square feet in the south building and they have agreed not to lease any additional space in the east building until the second phase can move forward. As of now, there is 6,000 square feet of vacant space in that portion of the east building. That actually reduces the maximum parking demand by 38 spaces. With the completion of phase 2 and the addition of 52 parking spaces, while reducing the overall building area by an additional 14,000 square feet at that time, they would actually end up achieving a better ratio than exists today in the center of approximately 1 space for every 225 square feet of commercial space. However, they would still be below the current standard of 1 space for every 220 square feet and as such they request a variation from Section 17.36.040.F.2. to recognize those conditions during the phasing process. The second variation is from the development ordinance, Section 16.50.080.A.1 to allow the Dundee Road sidewalk to be located on the site instead in the right-of-way adjacent to the site as is normal practice. Because of the expansion of the road and the increase of the number lanes,the right-of-way no longer contains the parkway in which that sidewalk would be located. Because of the importance of having a sidewalk and having pedestrian circulation available, they thought it appropriate to install that sidewalk and request that it be located on the site. Mr. David Mangurten of KMA & Associates, Inc. stated the Walgreens store at Lake Cook and Buffalo Grove Road is the newest prototype for Walgreens. Essentially the proposed project will have the same architecture.. The building is totally brick facade on all four elevations. It has a sign band made out of synthetic stucco. The signage will be the same as that on the Lake Cook project. Entry to the building is a tower entry made of glass. The drive through on the south end of the building will also be constructed of synthetic stucco. The main entrance is in the northwest corner which is where the glass entry is. The loading is on the east side due to the relationship of the interior. Cars enter the site at a curb cut along the west side of the building. Commissioner Ottenheimer asked about the total time of phasing for the total rehabilitation of the center. Buffalo Grove Plan Commission-Public Hearing-September 8, 1999-Page 4 Mr. Freedman stated the anticipated time for construction of Walgreens is about 5-6 months. The subsequent phasing is really a function of the leasing. The second phase is dependent upon removing the south portion of the eastern building. There is a tenant there who has a lease for a number of years. If negotiations with that tenant for removal into one of the inline stores is accomplished, they would raise that building sooner. If not, it will take a number of years before they can do so and it would be that long before the second phase could be started. �./ Commissioner Ottenheimer asked if there were any tenants who have current leases who would be totally displaced. Mr. Freedman stated no. He stated the only tenants who will be moved are those who wish to negotiate to be moved by the owner or who wish to be released from their leases. Commissioner Ottenheimer asked how much time is left on those leases where the tenants do not wish to be moved and their leases are still running. Mr. Freedman stated the longest lease in the south building is the pizza place with a lease to about 2006. Commissioner Ottenheimer asked if under the worst case scenario where the longest tenant does not wish to move, would the developer try to put other tenants in for a short term period. Mr. Freedman stated that is not their present intention, although he would not rule that out. He further noted it does not make sense for his client to acquire this center and not want to have other tenants. He stated they will be leasing other space but there is a limitation as to what they can lease and still make the parking work, until they knock down the other building. Commissioner Ottenheimer asked how Walgreens can support so many facilities in such close proximity. Mr. Freedman stated Walgreens has its own sense of distance and marketing and they feel this is appropriate for their business. Commissioner Ottenheimer asked how lighting will effect the residents living behind the center. Mr. Green stated they are redeveloping virtually the entire eastern two thirds of the parking area and they will be bringing all the lighting in per Village code standards. Commissioner Ottenheimer asked what the adjacent residents can expect in terms of lighting, construction traffic, traffic in general and the aesthetics once the building and center are completed. Mr. Green stated they have no proposal to increase or change any of the lighting on the south Buffalo Grove Plan Commission-Public Hearing-September 8, 1999-Page 5 side of the building. They are creating the opening between the buildings so they are actually improving some of the conditions there because now the continuity of that building will be split with an area of about 70-80 feet wide, letting more light through and the landscaping has been included into and through that. There should be virtually no impact on the residents from a construction and operation standpoint because the construction proposed is around the Walgreens which will be in a fenced area. Commissioner Smith asked about the exact plan in the future for the whole center. Mr. Green stated the inside corner of the south building is a big problem area due to no visibility and no line of site and are very remote from parking. That is the area to be removed and then creating more of a facade running north/south in between what are now two split south buildings. That should all help to promote opportunities to lease spaces and it even provides an opportunity for tenant access off of both the east and west face of the two south buildings. Commissioner Smith asked if there was any possibility of moving some of the longer lease tenants now. Mr. Freedman stated they do not want a seven year revitalization with vacant space, but they do not want to present a plan that is predicated on something that they cannot guarantee to achieve. He noted they are presenting a plan that is worst case scenario. That does not preclude trying to make other arrangements. Commissioner Johnson asked if any security or other guaranty is proposed that phase 2 will be accomplished upon the expiration or relocation of these tenants. Mr. Freedman stated the guaranty is the fact that this is a planned unit development approval. One of the conditions would be that upon the expiration of those leases by their natural term, or sooner, that phase 2 would commence in accordance with the plans as presented. The controls would be the enforcement of a planned development as in any other ordinance. Commissioner Johnson asked what is on the west side of the restaurant building. Mr. Green stated the west side of the restaurant currently has some parking now but the facility itself, the refuse area, is on that side. They have attempted to line up the service areas of both the Walgreens and the Melting Pot so they are directly across from one another. Commissioner Johnson asked if any manner of adornment can be accomplished for the east side of the Walgreens building. Mr. Mangurten stated there are two bands of accent brick on that side. However, they would be happy to look at introducing other kind of relief if so desired. Buffalo Grove Plan Commission-Public Hearing-September 8, 1999-Page 6 Commissioner Johnson noted the proposed traffic plan calls for all patrons of the Walgreens to pass through this area between two garbage dumpsters so the least that can be done is to make it look as nice as possible. Mr. Mangurten noted that Walgreens has a compactor that is all interior and it is not the kind of trash situation you are used to seeing in older stores. They agreed to wrap these trash areas with the same brick material that the building is constructed of and likewise all the garbage is funneled through a compactor inside the building and then a refuse vehicle comes to take away a sealed container. Commissioner Dunn asked what time of day or night most deliveries are made. Mr. Mangurten stated there are various kinds of deliveries. Walgreens has their own distribution facility and will deliver twice a week with their own vehicles and then there are the various vendors. Walgreens will schedule their trucks to fit the situation and to the advantage of the situation. Mr. Green noted that one of the advantages that resulted from creating the temporary parking is the Walgreens facility was moved further to the west. When that happened the lane that will result between the restaurant box area and the Walgreens actually got wider. Is will be more in the range of 35-38 feet width. In addition to that there is the loading space for Walgreens adjacent to that. Commissioner Dunn asked where the mechanicals will be. Mr. Mangurten stated all the Walgreens stores have parapet walls that are intended to screen the rooftops. This site is also raised slightly so that rooftops will be thoroughly screened. Commissioner Dunn asked what the south building will look like when phase 2 is entered. Mr. Green stated the plan is to continue the facade now seen by creating the canopy and column setbacks. That does not mean there will not be a facelift to the building sometime in the future, but for now the program is to continue the existing facade, wrap it around so you will have a continuity along the north face of the south building that exists. Commissioner Feldgreber asked about depictions and illustrations of phase 3. Mr. Green stated there is no planned facelift. As of right now the program is that what would become the exposed storefront faces on the two ends of the south building would be constructed to match the existing center facade. Commissioner Feldgreber asked if it would help to do the refacing of the existing center first in order to attract the tenants in the east building and make them more eager to move. Buffalo Grove Plan Commission-Public Hearing-September 8, 1999-Page 7 1 Mr. Green stated any answer to that would be pure speculation. However,what the client believes is that the real necessity here is to make the basic space good, decent, leasable, exposed space with adequate and appropriate access to parking and appropriate store front and that is what is being accomplished with this program. Mr. Freedman noted their plan is not to undertake that expenditure now when there are no tenants to go there on speculation. When the phasing process is further along then changes will `./ probably be made. At this time the developer's focus is not on renovating the inline exterior. Commissioner Feldgreber noted he likes the idea of Walgreens, but the temporary parking spaces may not be sufficient. He noted that the order they have chosen to do things is different from what he would choose and he wonders why they would not start with a facelift of the rear building or the south building, then move the tenants out of the east building into the south building and then demolish the east building to increase the parking for the restaurant and Walgreens and then build Walgreens. Mr. Freedman stated that was the conversation their predecessor had which did not work. He noted his client's analysis is that the economic start by getting a destination anchor there is the primary focus and the place to start. That will induce the center to be successful to attract other people and will give them the opportunity to do the kinds of things spoken of here. Commissioner Feldgreber noted his concern with the number of years that could go by before the final phase is accomplished. Mr. Freedman stated that was highly unlikely as it was not in his client's interests economically. They feel once Walgreens goes in they will generate enough enthusiasm and interest that they can move this plan along quicker and they hope they will be able to work things out with existing tenants that will speed up the process. Commissioner Panitch asked if any research had been done as to what the requirements for parking are for the restaurant during this temporary phase. Mr. Green noted one of the reasons they made the shifts and adjustment was to create the space. They felt the available parking at the center now was 1 space for every 230 square feet. By taking the 13,100 square feet of leased space that exists in the east building, including the Melting Pot facility, and work it out over the available parking that has been in the center, it says that the amount of parking to provide based on that existing standard would be between 55-57 spaces. He noted that was their goal in the process. By getting to 52-55 spaces,they have just about achieved that goal. Mr. Freedman noted the restaurant's needs probably are greater at peak times. They are not designed for peak and there are other spaces, although not in that proximity. There will be inconveniences during the construction period. However, they feel that since that was the ratio Buffalo Grove Plan Commission-Public Hearing-September 8, 1999-Page 8 II established in the center at the time it was zoned, it is a fair compromised amount for a temporary situation. Commissioner Panitch asked if any incentives had been offered to the tenants in the east building to relocate quicker. Mr. Freedman stated he did not believe those kinds of discussions had taken place. The focus `./ has really been informational and to give some assurances of certainty of what will happen. He stated they have not attempted to negotiate leases and that is one of the issues being raised now. Commissioner Panitch asked if there was any thought to delaying this project until the Melting Pot's lease is up. Mr. Freedman stated they are the contract purchaser with a limited time in which to put this deal together. Commissioner Trilling noted that by leaving the spaces on the far east side up against the business which will need the spaces on the present plan it looks as though you can have 8 more spaces. Mr. Green stated if there is a way to maximize the spaces they will do so. Commissioner Trilling asked for further clarification of the separation between the two buildings and the drive aisle between the two south buildings. He asked when this will occur. Mr. Green stated it will occur at the same time the construction of the .Walgreens is occurring. g Therefore, it really is part of phase 1. Commissioner Trilling noted it appears a portion of the leasable space is being increased in the open area. Mr. Green stated that was correct. Commissioner Trilling asked where the existing sidewalk along Dundee Road will be moved. Mr. Green stated the sidewalk would be moved to the south because there is a considerable grading condition there. Because the parking is being moved 12-15 feet further south they are able to decrease the slope and they can decrease the gradient condition. Commissioner Trilling asked for comments on the memos from the Assistant Village Manager and the Fire Department. Mr. Green stated they did not receive a copy of the plan referenced by the Fire Department and Buffalo Grove Plan Commission-Public Hearing-September 8, 1999-Page 9 therefore is unable at this time to ascertain what they are requesting. The water and hydrants will be part of the final engineering and will be complied with. Mr. Freedman stated in response to the Village Assistant Manager's memo noted they would not re-lease any of those spaces beyond the time period of those. There goal would not be to lease other space in that building if they could attempt to negotiate those leases to terminate sooner and demolish that building sooner. With respect to the demographics, Walgreens has experience in the Village and this corner and their marketing tells them this corner is very successful and they intend to be there. Commissioner Trilling noted his surprise that the petitioner is not present to discuss any visions he has for this center. Mr. Freedman stated the petitioner could not be here tonight. He is certainly not adverse to same and will be happy to attend further meetings if so requested. Commissioner Samuels asked what the average parking use is of the existing tenants. Mr. Freedman stated they do not have a count. Commissioner Samuels asked if there has been any resolution on the issue regarding redevelopment and compliance with developing parking standards. Mr. Pfeil stated it is his understanding that where existing uses are in place under certain ordinances, they would enjoy the right to continue to use that older parking standard. His non- legal opinion is that here it would be reasonable to expect them to meet the current shopping center standard with the type of renovation being proposed. The proposed plan is close to meeting ordinance standard, and it would be prudent to apply the current standard to the east portion of the Plaza Verde shopping center. Commissioner Samuels asked how many spaces would be required for the Walgreens and for the restaurant. Mr. Freedman noted 68 spaces would be required. Mr. Pfeil noted the restaurant was originally planned as part of the shopping center, so the parking of 1 parking space per 220 feet of floor area would be applicable, and approximately 26 `./ spaces would be required based on the floor area of the restaurant. Commissioner Samuels asked how many spaces are required for the current existing east building. Mr. Freedman noted it would require 63 spaces. Buffalo Grove Plan Commission-Public Hearing-September 8, 1999-Page 10 Commissioner Samuels asked what the required number of spaces would be after phase 2. Mr. Pfeil noted that based on the square footage proposed in the ultimate buildout, 510 spaces would be required and the plan provides 501. Commissioner Samuels asked if that 9-10 spaces could be made up by demolishing more of the south building. Li Mr. Green stated yes by reducing the amount of square footage in the total building. Commissioner Samuels stated he would prefer to see the plan without the variance. Chairman Goldspiel asked if the developer would agree that there be no temporary advertising on the tower window proposed for the Walgreens. Mr. Mangurten stated yes. Chairman Goldspiel asked if the proposed synthetic stucco and brick proposed for the Walgreens would match that of the center. Mr. Mangurten stated yes. Chairman Goldspiel asked if the change in the driveway onto Arlington Heights Road would change any center median issues there or line up with anything across the street. Mr. Vane stated they will widen the entry lane to the north so the left turn will not change but the right turn will have more room to maneuver in. Chairman Goldspiel asked if the changes in elevation of the sidewalk will be confined to the green area or to the parking lot. Mr. Green stated they are confined to the green area. Chairman Goldspiel asked what the developer is looking for in re-tenanting of this center and what kind of center this is to be. Mr. Freedman stated this developer's focus on national tenants and the center would be `.i somewhat between a regional mall and a strip center. There is also still some big box opportunity in this center where the depths are greater. Chairman Goldspiel asked if the economics preclude tearing down the center. Mr. Freedman stated no. Buffalo Grove Plan Commission-Public Hearing-September 8, 1999-Page 11 Chairman Goldspiel noted his concern with the empty stores and asked what can be done to uplift this center so it does not look like a half empty center for six years. Mr. Freedman stated their approach is a piecemeal approach and lends itself to the theoretical assumption that this will take a number of years. It is not in the developer's economic interest to sit with an empty center. Because of that they are not planning an overhaul of the south building at this time. However, that does not preclude working with staff to try and do things of a lesser nature than a drastic overhaul. Mr. Gregory L. Dose of Fagel& Haber stated he represents the proprietors of the Melting Pot restaurant. He stated that Walgreens would be an excellent addition to the shopping center and they are pleased with the proposed revitalization of the center. However, they have serious concerns with the proposed plan. As currently proposed this development plan will have a very detrimental impact on the operation and viability of the restaurant. Of critical concern is the location of Walgreens. This is a 180 seat restaurant which requires approximately 90-100 parking spaces during peak times in order to sustain their business. Filling this parking lot up with Walgreens certainly displaces a substantial number of spaces available to them. Once construction is done there will be 86 spaces available but even with those, there will be a physical barrier for the restaurant's patrons to get from parking on the other side of Walgreens to the restaurant. Secondly there is a psychological barrier when people wonder if it is alright for them to park there. Eventually the east building will be raised and parking will be provided, but it could be as long as six years and this time frame would greatly harm the restaurant's operation. The patrons of the restaurant will be walking behind a refuse area and there are certain smells that come with a food operation and it is not a good start for an evening dining experience. This building placement also burdens the view of the patrons as they will be facing the blank wall and loading dock of the Walgreens building and is a detriment to the restaurant. Once again he stated Walgreens would be a great addition but should be in a different location. The phasing of the parking and development is also of great concern. The parking area at the east building should be constructed before the Walgreens construction begins. The interim parking plan for 40-50 spaces over six months will not be sufficient and will put them out of business. Mr. Dose noted they really need a sidewalk on the east side of the restaurant so that patrons need not go through the truck docks and it should be part of phase 1. Mr. Dose noted they are concerned with losing their visibility with the placement of Walgreens and they would like to see signage addressed now as part of phase 1. Mr. Iry Emery of the Melting Pot stated they are very concerned with the proposed parking which will force patrons to cross over all of the construction area and a major access road and are not prepared to accept that kind of liability. He stressed once again how insufficient the temporary parking spaces would be. Buffalo Grove Plan Commission-Public Hearing-September 8, 1999-Page 12 Mr. Emery stated there has been no negotiation with other tenants about relocation. The loading dock area for both facilities will not be a great access area for the restaurant. He noted they came to Buffalo Grove because of their location and visibility. What Walgreens will put the restaurant and the other tenants of the east building out of business. In addition he added that snow and ice in winter will only add to a lack of trade for the restaurant when patrons need to traverse a great distance to get to the facility. He further noted concern with the lack of a substantive second phase. Mr. Mike Ruffolo of the Melting Pot noted the construction period is expected to be 5-6 months but there is no guarantee for the time frame. He also noted patrons will not come to the restaurant through all of the parking and construction abuses. In addition, he noted that once Walgreens is constructed the restaurant will take up a great deal of Walgreens parking up front what with the need for 90-100 spaces for patrons and their 30 employees. Mr. Adam Keno of Keno Optical stated Walgreens would be a great addition to the center. He asked if there would be signage which would show his presence in the center as he will be blocked from view off of Dundee Road. Mr. Freedman stated they do not have a plan for signage as yet but it is one of the subjects discussed with the Melting Pot. Obviously it would not do them any good to have tenants if no one knows they are there. Mr. Keno asked if the developer is willing to make any concessions to the current tenants due to construction problems. Mr. Freedman stated he is sure there will be concessions made when leases changes are negotiated. Purely compensating for the inconvenience of remodeling the center probably would not happen. Mr. Keno asked if Walgreens has a security service. Mr. Freedman stated Walgreens monitors their own building. Mr. Freedman stated they cannot select the location Walgreens wants to be in. They have dictated this is where they want to be. Without the Walgreens this developer will not proceed with this development as they are an integral part of this center. This site will only work out economically with a viable site. The developer is not being cavalier about the tenants. However, they must know what ultimately is going to be approved and what they can develop before they can negotiate the kinds of deals that everyone is talking about. They are certainly willing to do whatever they can so that this is not a six year process as it would not be in their best interests. He noted they have every incentive to work out an expedited plan and the only way that is going to work is to negotiate different arrangements with some of the tenants who are going to move and obviously move the phases along quicker. He stated they are in a contractual business Buffalo Grove Plan Commission-Public Hearing-September 8, 1999-Page 13 arrangement with the people concerned and they will continue to be in such arrangements with them. Every one of these leases provides what the parking ratios are, and each lease has a section stating the developer has the right to reconfigure the common areas,to add to the parking lot, put buildings in them, subtract buildings,take spaces away and reconfigure the parking. In reality this restaurant would not be designed anywhere for 100 spaces. For the developer to have to meet this on a temporary basis is not reasonable. They are meeting close to 56 spaces on a temporary basis and close to 100 spaces or more on a permanent basis. The bottom line is there is an experienced developer here who is willing to put in time, money and revitalization for the entire center. It is not the best of all worlds but the developer is prepared to take the risk. Mr. Emery stated that although the leases have a clause which allows the developer to make changes it also states the changes must be reasonable, Mr. Mike Gulo of the Pizza Paddle stated he is happy to see Walgreens coming as it will help his business. However, he is concerned as to where he will go after his lease is up as he has no extension on his lease and the developer could easily put another pizza place in. Chairman Goldspiel asked if anyone else wanted to ask questions or make comments. There were no additional questions or comments. Mr. Raysa recommended that the public hearing be kept open until the regular meeting when a motion was on the floor. Resp fully submi d, Fay ubin, e rding Secretary APPROVED BY: ) e- /(; /S P N GOLDSPIEL, C air Buffalo Grove Plan Commission-Public Hearing-September 8, 1999-Page 14 SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION September 8, 1999 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-2 Planned Business Center District and approval of building elevations and materials and landscape plan,Plaza Verde-East shopping center, southwest corner of Dundee Road/Arlington Heights Road Buffalo Grove Park District, Expansion of Raupp Memorial Museum, 901 Dunham Lane,Amendment of a Special Use in the R-4 District Workshop#3 Chairman Goldspiel called the meeting to order at 10:00 .m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Goldspiel Mr. Samuels Mr. Trilling Mr. Ottenheimer Ms. Dunn Mr. Feldgreber Mr. Johnson Mr. Panitch Mr. Smith Commissioners absent: None Also present: Mr. Lawrence Freedman, Ash, Anos, Freedman& Logan Mr. David Mangurten, KMA& Associates, Inc. Mr. John Green, Groundwork, Ltd. Mr. Rich Vane, Groundwork, Ltd. Mr. Mike Rylko, Director, Buffalo Grove Park District Ms. Martha Weiss, Buffalo Grove Park District Ms. Janet Nowers, Buffalo Grove Park District Mr. Rick Drazner, Buffalo Grove Park District Mr. William Raysa,Village Attorney Mr. John Marienthal, Village Trustee Ms. DeAnn Glover, Village Trustee Buffalo Grove Plan Commission-Special Meeting-September 8, 1999-Page 1 Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Ottenheimer to approve the minutes of the regular meeting and public hearing of July 21, 1999. Commissioner Ottenheimer noted a word addition necessary to the regular meeting on page six, paragraph 7. Commissioner Dunn noted the reference to the meeting adjournment should be 12:30 a.m. on page 16. Commissioner Samuels asked that reference be added to the regular meeting noting that Commissioners Ottenheimer and Samuels did not participate in the Zale Companies, River Oaks Subdivision matter. Chairman Goldspiel noted the need for a word addition on page 6 of the public hearing. Commissioner Trilling noted page 8 of the public hearing, paragraph 8 also needed additional words for clarification. All Commissioners were in favor of the amended motion and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS -None 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 AND APPROVAL OF BUILDING ELEVATIONS AND MATERIALS AND LANDSCAPE PLAN, PLAZA VERDE- EAST SHOPPING CENTER, SOUTHWEST CORNER OF DUNDEE ROAD/ARLINGTON HEIGHTS ROAD Moved by Commissioner Samuels, seconded by Commissioner Johnson to recommend approval to the Village Board of a petition for amendment of a Planned Unit Development(P.U.D.) And Preliminary Plan and approval of a Special Use for a drive-through pharmacy facility in the B-3 Planned Business Center District with the following variations: ZONING ORDINANCE - Section 17.36.040.F.2. (To allow 449 off-street parking spaces rather than 574 spaces as required by Ordinance for the building area of 126,245 square feet proposed in Phase 1 of the project, and to allow 501 parking spaces rather than 510 spaces as required by Ordinance for the final planned building area of 112,160 square feet); DEVELOPMENT ORDINANCE - Section 16.50.080.A.1. (To allow the re-constructed sidewalk along the south side of Dundee Road to be located on the Property rather than within the right-of-way of Dundee Road) so that the petitioner may construct a proposed Walgreens drug store of 15,120 square feet, including a drive-through pharmacy window on the south side of the building, and to make modifications to the existing buildings, parking lot and landscaping in the Plaza Verde -East shopping center, pursuant to the testimony given at the public hearing and the exhibits presented there. Chairman Goldspiel noted the discussion had mentioned a review of possible augmentation of Buffalo Grove Plan Commission-Special Meeting-September 8, 1999-Page 2 Ili the architectural design on the east side of the Walgreens building and he asked if Commissioner Samuels wished to make the motion subject that condition. Commissioner Samuels stated yes. The motion was made subject to: Petitioner presenting a revised elevation for the east elevation of the proposed Walgreens store. Commissioner Johnson accepted the amended motion. Commissioner Samuels stated that as a planner he would prefer to see this shopping center redeveloped as a car dealership. He noted he agrees that something needs to be done for this center and he likes the idea of a Walgreens store. However,he would like it on the other side of the access drive. After three workshops, he cannot see this as the proper way to go about this whole development plan. He stated he does not feel that this particular development can be supported. Commissioner Ottenheimer stated as a plan commissioner he must strike a balance between what is best for the community, what is best for the tenants and generally for Buffalo Grove. There is no question that the center needs desperate development. This,however, is not the right plan. He noted his concern for the potential for stores to go vacant for close to six years. Further, he noted his concern with what the construction will do to the restaurant. He noted the way the plan is presently developed,the short term is too detrimental for a long term benefit. Therefore, he cannot support the current plan. Commissioner Trilling stated Walgreens is a single tenant and cannot solve all the problems for this center. He noted this development needs to resolve parking issues for the temporary 1 ' construction period an a_so nee s a etter so.ution:or'Ile permaneir illiell restaurant. He suggested perhaps getting rid of the east building and providing access along the east side of the property from the parking lot to the building so that the loading dock can be avoided if possible. If these two things could somehow be integrated earlier on in the process, he would be more inclined to support this project. Commissioner Panitch stated he is troubled with the overall phasing of this plan. Walgreens is indeed a big asset to this area but he would have liked to have seen more of the long range plans for this center and perhaps have those plans done first. He noted he was very troubled with the developer's piecemeal approach to a major mall in Buffalo Grove. Commissioner Feldgreber stated he would like to see the order of the redevelopment changed. He noted moving the Walgreens store further west would have no economic impact on the development and would solve some problems. Also he suggested more efforts be made to Buffalo Grove Plan Commission-Special Meeting-September 8, 1999-Page 3 I 1 contact the tenants for the workshops which would relieve many problems in advance. Commissioner Dunn noted five areas of concern: 1. No complete concept for the entire center. 2. Phasing of the proposed development is not right. Perhaps the building just south of the restaurant should perhaps be demolished first. 3. Location of Walgreens is not right; perhaps it should be more to the corner or further west in the parking lot. 4. There has been complete disregard for the parking needs of the restaurant and for the people just south of the restaurant. 5. Concern for crime behind the proposed Walgreens building to the south as it will not be visible from Dundee or Arlington Heights Road and it is directly across from the high school. Commissioner Johnson stated he does not feel Walgreens works with its proximity to the restaurant, parking concerns, and inadequate phasing. Therefore, he cannot support the project. Commissioner Smith stated the phasing is not well planned for this center and the east building should probably be demolished first before any construction. This plan is actually the worst case scenario and he cannot vote for the project under these circumstances. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: None NAYES: Samuels, Trilling, Ottenheimer, Dunn, Feldgreber, Johnson, Panitch, Smith, Goldspiel ABSENT: None ABSTAIN: None The motion failed 9 to 0. Chairman Goldspiel closed the public hearing at 10:30 p.m. BUFFALO GROVE PARK DISTRICT, EXPANSION OF RAUPP MEMORIAL MUSEUM, 901 DUNHAM LANE, AMENDMENT OF A SPECIAL USE IN THE R-4 DISTRICT - WORKSHOP #3 Mr. Green stated there are only minor adaptations on the site plan which were made for two Buffalo Grove Plan Commission-Special Meeting-September 8, 1999-Page 4 reasons. First, to coordinate the plan with the landscape design that has now been developed. Second, the proposed exterior look has been changed and some of the dimensions as a result have been changed. Specifically,the silo has been eliminated and the Dunham access has been architecturally altered as suggested by some of the Plan Commissioners at the last meeting. Mr. Green stated with the silo gone the elevator element has been moved to the inside or east side of the building. The new wing is still located where the existing wing would be demolished but now the closest point of the 1 'V2 story Dunham entry element is 42 feet back from the right-of way as opposed to the original 35 feet. They are also able to transition the grading up along the south side of the Dunham face of the building through terracing steps. As a result of demolishing the existing wing in the proposal and not putting a wing over the east side of the side they are also able to retain the four existing mature trees in front of the north wing and they will keep the existing museum sign. Mr. Green stated the Park District has been listening to the commission and to the neighbors. There have been several meeting within the Park District to review the building design and its neighborhood impact. The result is a new concept which gives the sense of the Prairie School. This is the early Prairie School and reflects the transitions from the Chicago school and flatiron buildings that preceded it. It is a combination of plaster, stone, projecting roofs and integrated design patterns. The elevator is moved to the inside side to the east and is already buried 9-10 feet into the existing hillside grade. It is also shortened to be within 1-2 feet of the highest point of the roof peak. The main roof is 10-11 feet above the adjacent grade which should eliminate some of the concerns expressed by some commissioners about damage to drains and gutters and access to the roofing area. The cultured ledge stone forms the exposed base and ties into the interlocking terraced planters on the south side. The stone work wraps and steps around the side to form piers that would have been part of the stone foundation in the design of this time. This also helps to suggest the structure that became an element of the Chicago school, pulling the structure out and beginning to expose it and creating essentially infill panels in between the panels. The panels between the structure are then provided with a plastic eifus and the large roof serves to shield the structure from weather, sun and ice damming. The scale looks residential from Dunham because it is residential. Roof shingles will be selected to match the existing shingles that remain on the north wing. The random size and wide range in color and texture of the ledge stone helps provide for that stone foundation feel and they have carried that texture into the eifus by using a heavily sand textured eifus as opposed to a light sand textured eifus. Also patterning set into and sculpted into the eifus would add more to the third dimension. The only additional sign that would be proposed is at the north entry to the site and that would be only a directional sign. Mr. Green stated they have taken the 17 trees, a combination of ornamental and evergreen and located them now in a dual layer around the parking area in between where the existing vegetation exists so that the screen that is already there is augmented and completed. 7 more evergreen and deciduous trees have been added on the west end of the site where there are gaps and openings. The north entrance area and the south entrance area have been developed as detail Buffalo Grove Plan Commission-Special Meeting-September 8, 1999-Page 5 plans. The north entry has been softened and where the land is flat they have used curve in the design so that it brings you around to the north entry. The existing screened in area that contains the transformer and other equipment would be restructured so that it opens toward the east and a row of arborvitae provided around that to screen that element. The south entrance at Dunham now has a series of geometric terraces, using the angle and stepping of two foot terraces to create flat bed planting areas stepping up the hillside to achieve the nine foot grade. He further noted other supplemental landscaping has also been added to complete the infill of the site and to work with the mature specimens already there. With this plan there are five trees which will all be relocated. The possibility exists that the larger tree might be lost in the process. The other four trees are small enough to transplant easily. Commissioner Ottenheimer stated he appreciates the new design and the fact that they took heed to what the commission and the neighborhood was saying. He then asked how the new entry will be used and the type and number of vehicles that will be parking on Dunham and dropping and picking up people. Mr. Green stated the building continues to have its main entrance focused off of the north. There will, of course, be some vehicles that will come to the Dunham side and those are usually individuals rather than group tours. He noted they have made provisions for the bus to have a turnaround and a drop off area in the parking lot. He further stated they have also resized the vestibule on the north side so that groups will have a holding area in there and series of airlocks so that it will not interfere with collection. Commissioner Ottenheimer noted that certain entrances or doors were to be closed at certain times had been expressed at previous workshops and asked if that had changed. Mr. Green stated it has changed because with the new layout they have been able to create a service stair at the north end of the addition as well as the monumental stair at the south end. With that they are able to separate the movement of the staff from the movement of the general I I viewer. As a result the gallery downstairs can be independent+ ly closed down and the math gallery flows directly off of the elevator and off of the monumental stairs. The staff now can be kept separate from that. Commissioner Ottenheimer asked if any thought has been given to meeting rooms for events unrelated to tours and groups. Mr. Green stated the greatest demand is for an orientation space for classrooms of kids. They have gotten rid of the audio/visual space and have put the orientation room in its place. Commissioner Ottenheimer noted he was speaking more about a general meeting room for businesses or the general public. Mr. Green stated that is generally done with a gallery layout and they would arrange the gallery Buffalo Grove Plan Commission-Special Meeting-September 8, 1999-Page 6 i i u i i f 1 so that those groups could be in there. Commissioner Samuels asked if any volume has been lost on the second floor gallery because of the ceiling. Mr. Green stated no. The lower floor will be 11 feet to 11 feet 4 inches and the upper floor will be a 12 foot ceiling. Commissioner Samuels asked if any skylights would be included. Mr. Green stated no. He noted the only way to do skylighting would be to do indirect lighting and the vertical volume on the barn concept allowed them to shield that lighting from coming directly in. This design is flatter and they do not have that opportunity. Chairman Goldspiel noted concern with school buses having to make k turns and the safety issue. Mr. Green stated he would have the same concern if you were dealing with a continuous movement. In this case they are coming to a destination facility. They pull up and can drop off the kids and then they have the opportunity to back up and even wait so they are not in the parking area and complete the k turn. Chairman Goldspiel noted he is not comfortable with that as there may be cars behind there or pedestrians coming from cars. Mr. Green stated he is not uncomfortable with that when it is only one bus on single groups. Usually buses come during the school week. The visitation of residents or non-buses usually occurs on Sunday. Commissioner Samuels noted the possibility of having more than one bus for an affair at the museum is equivalent to one event in a year or two. The downside of providing this much parking room is that you are paving over that much space for something that almost never happens and that is the advantage of the bus turnaround. Also the reason previously cited for the turnaround was to avoid paving additional space. He noted he feels this is a reasonable compromise. Chairman Goldspiel what the arch motifs on the building represent. Mr. Green stated in the flatiron buildings you would have had the iron structure and those arches would have been the elements that kept the iron framing minimal in size because the arch reduces the span by essentially creating a knee brace through the structure. Chairman Goldspiel asked to have the bus movements referred to the Police Department for Buffalo Grove Plan Commission-Special Meeting-September 8, 1999-Page 7 safety. Mr. Pfeil noted the Police Department did receive the plans but did not provide any new comments. However, he will ask them about the bus movements. Brad Levy, 951 Dunham Ln., stated he and the community is trying to understand the ongoing efforts by the Park District to construct this building with the detention pond and a parking lot. He stated they are not opposed to the museum itself and the role that it plays within the community. He noted they are here to present a petition with over 350 names of Buffalo Grove residents which decries the overdevelopment of this residential area. The resounding message is that the proposed plan by the Park District is simply not in the best interests of the Village of Buffalo Grove as a whole, not just the immediate neighbors. This is not and should not be an opportunity for special interest groups to spend the hard earned tax dollars of the Village without regard for establishing and justifying the need for this building. The overall issues and concerns of this project have not gone away. The Park District is not tuned in to the needs of the community and does not seem interested in learning what those needs are. He stated they believe the Park District has acted irresponsibly and should not be rewarded for their reckless abandon with this Plan Commission's approval. Mr. Levy stated their main issue is to understand what the benefit to the Village is of this plan and if it cannot be established, why continue. He noted they appreciate the disappearance of the barn and silo but still cannot understand the overall size, expenditure, size of the lighted parking lot, and the dry detention pond as well as the increased traffic this facility will bring to the neighborhood. All of this will change the character of the neighborhood and goes against the special use criteria. Chairman Goldspiel asked if Mr. Levy feels this plan is better, worse or no different that the original plan. Mr. Levy stated aesthetically it is clearly a better solution. Commissioner Trilling noted the Plan Commission will not be determining the need and whether the money is being spent appropriately. That needs to be raised with the Park District. Mr. Hefler stated the plan is much better than the original. However, since many of the residents have not had the opportunity to see the plan and suggested the Park District stake out the new building plans so that the residents could see the size of the buildings. He also noted it did not Li seem possible the Plan Commission would not have the purview to discuss need. Commissioner Samuels noted it is the wisdom of spending the dollars that is not within the purview of the Plan Commission. Chairman Goldspiel noted the Plan Commission is responsible for seeing to the public Buffalo Grove Plan Commission-Special Meeting-September 8, 1999-Page 8 convenience and necessity. Mr. Hefler noted this clearly speaks to the compatibility and the dynamics of development. This is a new development that is taking place 25 years later and whether it wants to happen or not is at issue. This is only part of the issue which is really a product of whether or not it is needed. Chairman Goldspiel asked if anything has changed in the plan with regard to the detention, parking lights etc. Mr. Green stated nothing has been significantly changed. He did note, however, that this area of the community does not have stormwater management as part of its layout. This particular site, as part of the redevelopment, does not specifically need to create stormwater management for the site, only for the additional impact that the site has. As part of this program they are proposing to capture as much of the existing runoff that extends over this site and do much more extensive stormwater management than is necessary. They will therefore create a dry detention area in what is already the low point on the north side of the hill. They will be collecting all of the roof and building drainage which is currently not collected and bringing it back in. The parking lot is currently not controlled and will also be collected and brought back and put through a restrictor system which currently does not exist. They are therefore bringing stormwater management to the site. Chairman Goldspiel noted there had been complaints from nearby neighbors of water in their yards. Mr. Green noted there had been complaints of runoff primarily to the south and east. There is also some runoff to the west. He noted they are endeavoring to reduce the impact of the runoff by providing stormwater management and simultaneously some of the issues that exist are from the fact that impervious surfaces are treated as you would a driveway with salt in winter and some of that is running off. Curbing will hopefully take care of some of these problems. Mr. Green noted the parking amount they are providing is per Village ordinance and the requirement here is for 19 spaces. However, they do not wish to request a variation from the parking standard. The amount of additional paving now only extends 15 feet beyond the existing paving. Mr. Green stated with regards to the Park District elements he noted that the Park District has offered and continues to offer residents the chance to come to their meetings. Li The Commissioners agreed this matter was ready for a public hearing. Commissioner Johnson asked for calculations for the detention area to be presented at the public hearing. Buffalo Grove Plan Commission-Special Meeting-September 8, 1999-Page 9 Ms. Anna Smelyansky, 930 Indian Spring noted the detention pond is her greatest concern because her property is on a hill and leads directly down to the detention pond. She noted she has small children and an elderly mother who adores this backyard. Chairman Goldspiel asked how deep the detention area will be at its most full condition and what will its normal condition be. Mr. Green stated its normal condition will be dry. He noted it is already a depressed area and it will be approximately 1 '/2 to 2 feet at its deepest point and will be underdrained. He further noted there is already an existing storm sewer line that comes down adjacent to the low part of the site. Chairman Goldspiel asked how far off the property line the detention would be at its nearest point. Mr. Green stated it would be about 10 feet off the property line at its nearest point. CHAIRMAN'S REPORT Chairman Goldspiel noted his concern that it appears that in some recent developments sites have been raised due to filling with excess soil. He said that this can have an aesthetic impact if parking lots aren't adequately screened. He asked the staff and Commission to closely evaluate the "vertical" dimension on future development plans to ensure that the grading plans and landscape plans are achieving the Village's intent to have attractive developments in terms of site elevation and parking lot screening. Chairman Goldspiel also asked the Commission to consider the best way to review the building aesthetics and landscape plan for new developments to ensure that these elements are given a thorough review prior to public hearing. The consensus of the Commission was to use the second workshop for each project to evaluate building aesthetics and landscaping. FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next meeting will September 15, 199 and the next meeting after that will be October 6, 1999. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT -None NEW BUSINESS -None Buffalo Grove Plan Commission-Special Meeting-September 8, 1999-Page 10 ADJOURNMENT Moved by Commissioner Johnson, seconded by Commissioner Ottenheimer and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 11:30 p.m. Resp lly submitt , Fa Rubin a rding Secretary r APPROVED BY- , ii1/11 ! 1 T HEN GOL SPIEL, Chair Buffalo Grove Plan Commission-Special Meeting-September 8, 1999-Page 11