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1999-09-15 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION September 15, 1999 Northwest Community Healthcare, Proposed campus expansion, Amendment of a Planned Unit Development(P.U.D.),Preliminary Plan and a Special Use in the B-3 Planned Business Center District and approval of building elevations and materials and landscape plan southeast corner of Lake Cook Road/IL Route 83 (McHenry 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. Fred Feinstein,McDermott, Will& Emery Ms. Deborah Sheehan, O'Donnell, Wicklund, Pigozzi & Peterson Mr. Robert Lasky,O'Donnell, Wicklund, Pigozzi & Peterson Mr. Gerald Salzman, Barton-Aschman Associates Mr. Donald Matthews, Gewalt Hamilton Associates Mr. Donald Smith,Northwest Community Healthcare Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. John Marienthal, Village Trustee Ms. DeAnn Glover,Village Trustee Mr. Robert Pfeil, Village Planner Buffalo Grove Plan Commission-Public Hearing-September 15, 1999-Page 1 The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Preliminary Site Plan dated June 2, 1999 Exhibit 2: Proposed Architectural Site Plan dated August 27, 1999 Exhibit 3: Exterior elevations dated May 25, 1999 Exhibit 4: Floor Plans dated September, 1999 Exhibit 5: Group Exhibit of Building Materials Exhibit 6: Proposed Landscape Plan dated August 27, 1999 Exhibit 7: Existing Conditions and Tree Survey dated August 27, 1999 Exhibit 8: Grading Plan dated August 27, 1999 Exhibit 9: Proposed Utility Plan dated August 27, 1999 Exhibit 10: Engineering hand drawn site line study Exhibit 11: Electrical Site Plan Exhibit 12: Lighting Plan Mr. Donald Smith of Northwest Community Healthcare, stated they entered into a purchase contract in May 1998 for the 4.2 acres which is the land immediately adjacent to the current 7.6 acres of the Buffalo Grove campus and they have now purchased that land. In July, 1998 they appeared before the Village of Wheeling and received tentative approval from the trustees to move forward with the project knowing the primary use of the land they were contemplating was to be used for parking. This tentative approval is still subject to procedural consideration. The project consists of a 34,000 square foot addition of physician offices and outpatient diagnostic testing, a community educational room and additional future space for either physician office space and/or outpatient testing. The physicians who are interested in this new facility plan to bring a integrated approach to medical services. The first group is a large internal medicine group and they also want to provide an integrated medicine office as well. Another group is a large OB/GYN group and there is also a general surgery group. They want to operate in an integrated way. They still keep separate practices but they want to use common medical records and make it convenient for patients to see other specialties. In addition to that, they also provide x-ray and lab services and a 24 hour urgent care facility at this campus. They also want to bring in a new CT scanner and ultrasound services. They also plan to provide radiography services to digitize and computerize their images and then transmit these images via the new communication Buffalo Grove Plan Commission-Public Hearing-September 15, 1999-Page 2 tower directly to the hospital. He stated they are also providing a new community room to be used for medical education purposes and community services similar to the type of services they have offered for the past 18 years. Mr. Feinstein of McDermott, Will & Emery, noted they have been to the trustees of Wheeling and there have been indications that the concept of changing their ordinance in such a way so as to make this particular piece of property a parking use has been accepted. Ms. Deborah Sheehan stated they reviewed the Commission's concerns with regard to tree preservation and stormwater management. They have made substantial revisions to the site plan. The building has remained substantially unchanged. The building footprint is the same and the square footage is slightly less than originally petitioned for. There is about a 1,000 square foot reduction in the building primarily because the east wall has moved to the west. This was done based on feedback from Mr. Rigsby and Urban Forest Management with regard to the root system and preservation of the tree as a substantial species. In addition,they have decided not to tackle traffic access issue until such time as improvements are under way on McHenry Road. At that point there may still be some use in addressing this access point with regard to distance from the intersection of Lake Cook Road and McHenry. There is a substantial grove of trees that are in a healthy condition here and they are proposing to maintain this drive as is. The circulation access onto the site from this entry point has been raised to the north. They have moved the tower 30 feet to the north which has allowed them to salvage more trees to be used for screening of this tower. Ms. Sheehan stated the most notable change in the plan is the parking lot. There has been a new island introduced into the lot and the configuration of the parking stalls now reflects a north/south or diagonal aisle way. This is a much more condensed, consolidated and prudent approach to a site with type of topography. They have now allowed the natural topographic slope to be maintained on the site which allows them to maintain the root systems of some significant trees in this area. This design eliminates the large ring road which was a concern for the Commission. In addition, they have changed the drop off configuration which now has wider turn lanes, an offset and more gradual drop off. The handicapped stalls are now situated up against the buildings. Mr. Feinstein noted they are also seeking to amend the existing approval for the tower location for both aesthetic reasons and tree retention on the property. Ms. Sheehan reviewed the floor plans stating the building configuration was a true example of form following function. The need here is for consolidated tenant space for the integrated practice. There will be one central lobby space and all the core elements such as elevator, toilets and stairwells will be in this area. The second floor has a mezzanine with 2-story atriums that flank the crosswalk that connects to the elevator as well as the public toilets on the second level. They are planning for tenant space on the second level. There is also a link or bridge that goes across the access point from Lake Cook Road to connect to the medical office building. Buffalo Grove Plan Commission-Public Hearing-September 15, 1999-Page 3 Ms. Sheehan stated the primary element on the building is a rust brick which was selected to be respectful to both buildings at either end. In addition they will be using plaster to bring some relief to the masonry on the building. A substantial portion of the building is a glass curtain wall. It is brown tinted in order for it to be sensitive to both buildings on either side of it and to provide some shielding from a low-E perspective as far as reflection and infiltration to control heat gain in the building. The bridge which connects to the medical office building is entirely glass which will be tinted to match. It will also have a low-E radiance and it will have a bronze tint, which will be opaqued with another material behind it. Mr. Robert Lasky of O'Donnell, Wicklund, Pigozzi and Peterson, stated they have attempted to move all of their developed areas northward as far as possible to leave space for green areas. He stated they wanted to maximize the number of trees they put back in. They are also showing two water retention ponds of which only one will be developed as a wet pond and the other is being shown only for landscape architectural considerations. He stated his concept is to augment the views from outside the campus and to improve the appearance as much as possible. He noted they intend to bring in some natural native flowering plant materials that are not in great supply on the site currently. They also plan to use as large plant material size and tree size as is practical. He stated they will be using native vegetation around the retention pond as well as native grasses and flowering plant materials and to also develop a wetland planting shelf in the vicinity of the new retention pond. They are managing to retain 3 key trees currently existing on site. Mr. Lasky noted there will be some screening of the parking lot off of Weiland Road. He noted Mr. Rigsby has suggested some changes that will be looked at as the plans go along. Mr. Donald Matthews of Gewalt Hamilton Associates,reviewed the existing site noting Lake Cook Road to the north. To the southwest is McHenry Road and to the east is Weiland Road. The site consists of four parcels,parcels 1, 2 and 3 being in Buffalo Grove and parcel 4 which is within the Village of Wheeling. The combined area of the site is approximately 12.2 acres. He stated topographically there is a valley wall adjacent to Buffalo Creek which parallels McHenry Road and above that is an upland plain and historical evidence indicates this was a farmed field. The north half of the site is fully developed with parking lots and buildings that are supported by an existing detention basin located in parcel 3. Existing drainage goes from the north to a southerly direction to the existing dry detention basin. Mr. Matthews reviewed the proposed grading plan noting the main parking lot having a proposed capacity of 332 parking stalls. In addition they have land available for landbanked parking stalls along the south and west for an additional 36 parking spaces for a total potential of 368 for the entire development. He noted they have simplified the internal drive lanes coming off of Weiland Road. It now comes directly into the site. There is now a counter-clockwise drop off lane approximately 20 feet wide which comes to the T intersection with another counter- clockwise one way drop off lane in front of the new addition. They have also eliminated the ring road which now allows them to maximize parking and at the same time minimize hard surface improvement Buffalo Grove Plan Commission-Public Hearing-September 15, 1999-Page 4 Mr. Matthews stated the site nowprovidesexpanded for an ex anded detention basin. It will be a wet bottom detention pond. This is very helpful in saving trees. They have accomplished this by sacrificing site costs by not filling as much in this area and the parking lot stays close to the grade of the existing trees and minimizes destruction to the root zones. Mr. Matthews stated the communication tower directly south of the proposed medical office building and the base of the tower will now be screened by the trees in the area. Mr. Matthews noted there are three points of access to the site currently at Weiland, Lake Cook Road and McHenry Road. He stated they are maintaining the two points of access on McHenry and Weiland. The access to Lake Cook Road will be relocated approximately 100 feet east to PP Y line up with the driveway into the Jewel shopping center. In addition, they are providing turn lanes on the median in the center of Lake Cook Road for both left turns into the site and left turns into the Jewel shopping center area. They have had some positive preliminary discussions with the Cook County Highway Department. They have given preliminary approval of this design. Mr. Matthews stated monument signs are provided for at the three points of the triangle. There will be some additional directional signage at the points of entrance into the site and in the future they anticipate improvements to the regional roadways in this area, specifically McHenry Road. If and when that does happen, it may require the entrance on McHenry Road to go to a right in, right out access only. If and when Lake Cook Road is widened the entrance may go to a right in, right out access. In anticipation of the possibility of those types of improvements to the roadways and the impact on the points of entrance to the site, they would need directional signage for patients to enter the site,particularly if you are traveling westbound on Lake Cook Road. Mr. Matthews stated there is an SRA report from the Illinois Department of Transportation which has been endorsed by the Village of Buffalo Grove and calls for improvements along Route 83 in the form of the roadway separated by an 18 foot median, intersection improvements at Lake Cook and McHenry Road and for the relocation of Weiland Road from its current configuration continuing in a southwest direction until it intersects with Buffalo Grove Road at the intersection of St. Mary's Parkway. The proposed plan has these improvements in mind. In addition to right of way dedication for Weiland,there is right of way dedication that the plan calls for on Route 83. The Cook County Highway Department has indicated an interest in acquiring an additional 15 feet along the northern frontage and that has also been provided for in the plan. Mr. Matthews stated the existing site drains from the high northern area in a southerly direction into the existing detention basin. Parcel 4 sheet drains on Weiland Road and Route 83. As part of the proposed improvements they will design a system that is in compliance with the Village's and Lake County Stormwater Management design criteria and in particular that applies to not only parcels 1, 2 and 3 but parcel 4 as well. The site is being designed to be in complete compliance with the code. He stated they are proposing an open water retention pond on the Buffalo Grove Plan Commission-Public Hearing-September 15, 1999-Page 5 southern portion of the site. There are 3:1 side slopes from the parking lot down into the water. That slope continues to the safe pond safety shelf which would be 3 feet below the water's edge, 5 feet in width around the entire perimeter of the pond. The pond depth at its maximum depth will be 7 feet which is a minor variation of the Village's standard of 15 feet and the side slopes above water level are 3:1 as opposed to 5:1. They are proposing to stabilize those side slopes with erosion control fabric and more native type plantings that have deeper root structures to hold the slopes in place. They are also proposing a wetland planting shelf. That is a shelf that is about 12 inches above normal water level. It would be periodically inundated as the water level rose but it can be planted with wetland type species. He noted they are going with steeper side slopes in the pond to try to minimize the impact zone around the pond. Mr. Matthews stated there are existing water mains both north of Lake Cook Road and on the site that water main then loops around the site. Sanitary sewer is available to the north with a simple connection just south of Lake Cook Road and just west of the entrance drive. Storm sewers will be designed in accordance with Buffalo Grove standards,taking the drainage from the parking lot in the higher northern area, channeling it down to the retention pond. One of the benefits of going with a wet bottom retention pond is it enhances the quality of the water that leaves the site. In summary, Mr. Matthews stated all the improvements with the exception of the pond side slopes and pond depth will be designed in accordance with Village standards. They have incorporated best management practices for the pond in their design. Roadways and parking lots have been designed in accordance with Village standards and with some consideration for future roadway improvements and the utilities surrounding the site have adequate capacity to support the development. Mr. Matthews noted the benefit of going with a storage vault versus a wet bottom pond is that you minimize the area disturbance. The cost increase with putting the vault in place as opposed to the pond is about half a million dollars. However, the water quality enhancement features that a wet bottom retention pond will give cannot be achieved with a storage vault. The water leaves the site through the stormsewer that crosses McHenry Road and discharges directly into Buffalo Creek. Mr. Matthews stated the first plan proposed an extensive use of retaining walls around the pond. What they have done to mitigate that is go to steeper side slopes from the parking lot down to the pond. Now the site has minor use of retaining walls which basically protects the burr oak that screens the tower and a few other minor retaining walls protecting trees. There are some retaining walls at a height of 3-4 feet around part of the parking lot to save some more trees. The type of wall will be concrete modular block wall. Mr. Feinstein stated they have not presented any signage for this meeting and they will back for that. The nature of the signage and its utilitarian purposes may change over a period of time. That change may be mandated by the changes that may occur in the future for the property by virtue of changes in road configurations. The signs will comply with Village ordinances. but Buffalo Grove Plan Commission-Public Hearing-September 15, 1999-Page 6 they will probably be back to the Commission at that time. He further noted the client has worked hard to maximize tree retention and vistas. A concerted effort was made both in the initial plan and then enhanced to be sure that the walled effect that currently exists on the property be retained as much as possible. As far as the perimeter of the property,the curtain wall effect from all vistas will be maintained. This particular plan minimizes the use of the Weiland parcel but for the internal drainage system and retains and supplements additional trees so that this use gives to both municipalities and the community as a whole the best effect of the maintenance of the trees vistas which are currently there coupled with the utilitarian use which is not obnoxious to the use itself and the existing vegetation. Chairman Goldspiel asked for a clarification of the variation request for parking. Mr. Feinstein noted that if the Village will adopt the Village Attomey's interpretation of the existing Planned Unit Development, no variance is required. However, if Mr. Raysa's opinion is not adopted by this Commission,then they will ask for the consideration of spaces. Commissioner Ottenheimer asked how many trees will be removed and how many retained or to be added. Mr. Lasky of O'Donnell, Wicklund,Pigazzi and Peterson, stated almost 60 percent of the species to be removed are pioneer species. The tree survey listed 656 trees total on the site. 348 will be removed which leaves 308 to be saved. If you subtract about 200 or so pioneer species, it leaves about 142 that are oaks and other desirable species. The current concept landscape plan shows 219 trees to be put back in. Commissioner Ottenheimer asked if the site will look better than it does now from a visual standpoint. Mr. Lasky stated from the outside of the medical campus it is his desire to make it look better than it does currently. Commissioner Ottenheimer asked what can be expected from a tree standpoint driving along Lake Cook Road. Mr. Laskey stated you will see more trees and some flowering trees that are not there currently. Commissioner Ottenheimer asked if the stormwater management to be located on Parcel 4 which is in Wheeling will comply with the Village of Wheeling's standards. Mr. Matthews stated yes. Commissioner Ottenheimer asked how anyone will be able y b e to make a left hand turn off of Lake Cook Road into the complex during rush hour. Buffalo Grove Plan Commission-Public Hearing-September 15, 1999-Page 7 Mr. Matthews stated the answer is that the proposed facility's peak hour is not the same as your typical rush hour peak time. It is typically around 10:00 a.m. for the medical complex and for that reason it is more convenient to maintain full access in as many locations as possible. At least there will be a sheltered turn lane off of Lake Cook Road so that no one will be sitting in the through lane tying up traffic. Commissioner Trilling asked if the existing dry basin will stay as is. Mr. Laskey stated the existing detention basin will remain in the same condition it is in today due to the lack of improvement at the access to McHenry Road and to the reconfiguration of the detention basin on the east side. Mr. Matthews stated that as the water level rises in the proposed wet detention basin, it will get to a point where to two ponds will become one single pond during a very significant storm. Commissioner Trilling asked if there is to be any consideration of tree preservation of scrub trees or other trees. Mr. Matthews stated Mr. Laskey's plan calls for significant replacements in that area. Mr. Laskey stated many of the trees to be removed will be in the parking lot. They have not yet discussed any replacement as the trees to be removed is due to something else going in there. Commissioner Trilling asked for a description of the trees to remain around the tower area. Mr. Matthews stated the 120 foot tower and is surrounded by about 60 foot trees. They will be doing the best they can to screen the bottom of the tower. One advantage is that McHenry Road is lower in elevation that the tower itself which actually makes the trees appear taller. Commissioner Trilling asked for a description of the old approved site and the new site in terms of line of site. Mr. Matthews stated he does not feel there will be any difference in the vista of the tower. Ms. Sheehan stated the current lighting is dual head poles,approximately 20 feet high, with foot candle readings below what the ordinance calls for now. She stated they have relocated the poles and are making recommendations for changing the refractors to give a better spread of light distribution. She said you can actually now do a refractor that does a nice spill light and grades off fairly substantially. Primarily they will be mirroring the existing fixtures. They will. however, try to stay away from the dual head because you get a high intensity of lumen at the actual pole. There will be more single poles overall as far as distribution. The poles are scattered on site primarily to get a uniform light level throughout. Buffalo Grove Plan Commission-Public Hearing-September 15, 1999-Page 8 Commissioner Johnson noted a concern with the traffic pattern at the intersection between the existing east/west street on the site in front of the existing medical building and the proposed drop off area for the new building. Since the drop off curb is offset from the traffic pattern for the east/west street people will be tempted to make a right and then curve around the north end of the drop off. Mr. Matthews stated that was specifically designed that way. It may be too tight of a curve for a larger truck but not for a passenger vehicle. The reason for the counterclockwise direction is so that the passenger side door is on the side of the building. Commissioner Johnson asked if there is any need for any kind of lift station anywhere on the site for outflow from the wet basin. Mr. Matthews stated no. Commissioner Samuels asked if the calculations for the wet basin have been based on the eventual pavement of the landbanked areas. Mr. Matthews stated yes. The design for the pond is ultimate buildout conditions. Commissioner Samuels asked how manyexistingtrees are beingsaved bylandbankin the g parking. ICI Mr. Matthews stated five trees that may be need to be removed if the landbanked parking is required. Commissioner Samuels asked if the developer will commit to replace those trees if they need to be removed. Mr. Matthews stated yes. Chairman Goldspiel asked if there would be any difference in light glare or spillover on the roadways compared to what is there now. Ms. Sheehan stated no, particularly since they are changing the refractors on the lumens. They have specifically thrown more down light to the site property lines but they have also complied with the ordinance and increased the foot candle reading on the site twofold. Chairman Goldspiel noted concern with the safety features of the wall adjacent to Route 83. Mr. Matthews stated the wall is located on the site and not on the public right-of-way. In addition, it is a very minor wall. It is only 12 inches tall at the very north point. As it comes down south it is only 4 feet tall and is a small transition. Buffalo Grove Plan Commission-Public Hearing-September 15, 1999-Page 9 Chairman Goldspiel asked if this plan is in accordance with all the necessary considerations if sidewalks are to be developed along the perimeter of the property. Mr. Matthews stated they are requesting to hold off on installing any sidewalk from south of the driveway and up Weiland until the improvements on those roadways are initiated. There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 9:25 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: STEPHEN GOLDSPIEL, Chair Li Buffalo Grove Plan Commission-Public Hearing-September 15, 1999-Page 10 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION September 15, 1999 Northwest Community Healthcare,Proposed campus expansion, Amendment of a Planned Unit Development(P.U.D.),Preliminary Plan and a Special Use in the B-3 Planned Business Center District and approval of building elevations and materials and landscape plan southeast corner of Lake Cook Road/IL Route 83 (McHenry Road) Chairman Goldspiel called the meeting to order at 9:25 p.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. Fred Feinstein,McDermott, Will & Emery Ms. Deborah Sheehan, O'Donnell, Wicklund, Pigozzi & Peterson Mr. Robert Lasky, O'Donnell, Wicklund, Pigozzi & Peterson Mr. Gerald Salzman, Barton-Aschman Associates Mr. Donald Matthews, Gewalt Hamilton Associates Mr. Donald Smith,Northwest Community Healthcare Mr. Lawrence Freedman, Ash,Anos, Freedman& Logan Mr. Richard Vane, Groundwork, Ltd. Mr. David Mangurten, KMA&Associates, Inc. Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. John Marienthal, Village Trustee Ms. DeAnn Glover, Village Trustee Mr. Robert Pfeil, Village Planner Buffalo Grove Plan Commission-Regular Meeting-September 15, 1999-Page 1 APPROVAL OF MINUTES -None COMMITTEE AND LIAISON REPORTS -None NORTHWEST COMMUNITY HEALTHCARE.PROPOSED CAMPUS EXPANSION, AMENDMENT OF A PLANNED UNIT DEVELOPMENT(P.U.D.), PRELIMINARY PLAN AND A SPECIAL USE IN THE B-3 PLANNED BUSINESS CENTER DISTRICT AND APPROVAL OF BUILDING ELEVATIONS AND MATERIALS AND LANDSCAPE PLAN SOUTHEAST CORNER OF LAKE COOK ROAD/IL ROUTE 83 (MCHENRY ROAD) Moved by Commissioner Samuels, seconded by Commissioner Johnson to recommend approval to the Village Board of the petition for amendment of a Planned Unit Development(P.U.D), Preliminary Plan and Special Use in the B-3 Planned Business Center District with the following variations: ZONING ORDINANCE - Section 17.36.040.G.7. (To allow 368 off-street parking spaces rather than 408 spaces as required by Ordinance for the total building area of 81,525 square feet, including the proposed building expansion, and to allow land-banking of 36 parking spaces); DEVELOPMENT ORDINANCE - Section 16.50.040.C.4. (To allow a stormwater pond with a depth of less than 15 feet below normal water level instead of 15 feet; and to allow a 3:1 side slope and reinforced mat shoreline protection instead of 5:1 and 2:1 side slopes for areas in the stormwater facility to be planted with native species on the banks), so that the petitioner may construct a building addition of 35,178 square feet,an expanded parking lot and stormwater management facility and a communications antenna tower of 120 feet in height, the approximately 7.567-acre tract in the Village of Buffalo Grove at the southeast corner of Lake Cook Road and McHenry Road and the approximately 4.55-acres in the Village of Wheeling on the west side of Weiland Road,pursuant to the testimony produced by the petitioner and the exhibits presented and subject to: 1. Approval by the Village Forester with regard to the details of the final landscape plan 2. Donation for future sidewalk installation 3. Future signage 4. Inter-governmental agreement between the Villages of Buffalo Grove and Wheeling 5. Approval of the counting of parking spaces located outside of the Village to apply against the Village code requirements on this property Commissioner Ottenheimer stated the proposed plan is not only practical but aesthetically pleasing and will be a welcome addition to the Village. Buffalo Grove Plan Commission-Regular Meeting-September 15, 1999-Page 2 Commissioner Trilling stated he also feels this is an exemplary plan which has addressed all the concerns of the Commission. Chairman Goldspiel stated it has taken a great deal of hard work and insight on the part of the development team to save the trees and unique forestry aspects of this site which in a former farming community is a very rare thing. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Samuels, Trilling, Ottenheimer, Dunn, Feldgreber, Johnson, Panitch, Smith, Goldspiel NAYES: None ABSENT: None ABSTAIN: None The motion passed 9 to 0. CHAIRMAN'S REPORT Chairman Goldspiel stated he would like to make sure that a second workshop is devoted to any plan to make sure that appearance issues are dealt with thoroughly at that time. Commissioner Trilling stated he feels constrained and rushed with respect to appearance because the planning issue is of paramount importance at this point. He feels that more time is definitely needed to devote to appearance issues. Commission Ottenheimer stated he agrees more time is needed for appearance issues but is not totally convinced it will require a whole second meeting. He stated he likes the idea of attending seminars on the subject to get some better knowledge. Commissioner Samuels stated there is only a rare matter that comes before the Plan Commission that can be dealt with in one workshop and it is appropriate for the second workshop to have appearance matters considered. Commissioner Johnson stated the vast majority of the time on the Appearance Commission was dedicated to signage. In that vein, it may not always be necessary to address appearance issues in the same workshop FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next meeting will be on October 6, 1999. Buffalo Grove Plan Commission-Regular Meeting-September 15, 1999-Page 3 PUBLIC COMMENTS AND QUESTIONS Mr. Lawrence Freedman stated he is asking for a motion to reconsider the action taken at the public hearing concerning the proposed Walgreens store at the Plaza Verde-East shopping center. Therefore, he would like to make a short presentation which addresses the critical and key issues raised by both the tenants and Plan Commission and hopes the Commission would then make a recommendation to the board to approve the request of the petitioner. He further noted he contacted the three tenants who spoke previously to advise them that he would be appearing at this meeting. Mr. Freedman stated he recognizes this request is unorthodox. He further stated he had not asked for a continuance at the public hearing because his client has contractual constraints which effectively make it impossible to go through an orderly procedure and come back at a scheduled reappearance and still make the time frames. The client is specifically required under his contract to close the acquisition by October 15, 1999. The day after the vote he informed his client that the key issues would be to relocate the Walgreens building, to address parking and other issues raised by the tenants,particularly the restaurant tenant. Walgreens agreed to a modified plan, but contractual constraints were such that the plan would have to be approved at the Board of Trustees meeting on October 4, 1999. Mr. Freedman stated it is his understanding that it is Mr. Raysa's opinion that there has to be a public hearing held on these changes either before the Plan Commission or the Board of Trustees. He stated they are prepared to appear at a public hearing with a publication at the October 4, 1999 meeting. Publication can be made the next day which will be the necessary publication to enable an appearance before the Board on October 4, 1999. Moved by Commissioner Ottenheimer, seconded by Commissioner Johnson to have the Plan Commission reconsider their vote and elicit limited new testimony for purposes of reconsidering their decision and vote on the proposed Plaza Verde redevelopment. Commissioner Johnson asked if Mr. Freedman perceived a procedural difference between a reconsideration of the Plan Commission's prior vote and a presentation of the new plan. Mr. Freedman stated he believes that if this motion passes, it would place the matter on the table again and then a motion to recommend, deny or take no further action would then be appropriate. However, the matter cannot even be discussed unless this motion is first passed. Commissioner Johnson asked if Mr. Freedman perceived it feasible to do a joint meeting or one meeting after another on the October 4, 1999 date. Mr. Freedman stated yes. Buffalo Grove Plan Commission-Regular Meeting-September 15, 1999-Page 4 Commissioner Johnson asked if it is necessary to reconsider the Plan Commission's prior vote in order to have a new plan presented at what could conceivably be a new meeting of the Commission. Mr. Freedman stated he does feel it would be necessary as this matter before the Commission cannot be so unless the Commission reconsiders. Mr. Raysa stated it is his opinion that the motion to reconsider would be the appropriate procedure to bring the plan before the Plan Commission again. Commissioner Samuels asked why the petitioner's contract cannot be extended and if there is not another potential buyer in the wings. Mr. Freedman stated he is not aware of another buyer. The client has advised that they have requested another extension but the seller will not entertain an extension beyond the October 15th date. Commissioner Samuels stated he feels as though a gun is being put to the Commission's head. Mr. Freedman stated he concedes that this is an unusual procedure but noted his client has represented to him that this is the case. Commissioner Samuels stated that since his client had never appeared before the Plan Commission, he has reason to question the client's integrity. Mr. Freedman stated he would vouch for his client's credibility. Commissioner Panitch asked if this is the first time that a negative referral to the Board has come back to the Plan Commission without going to the Board. He asked if this would be setting a precedent that the Commission should be careful about. Mr. Raysa stated this is not precedential as far as the ability to make a motion to reconsider because that authority would be there for this developer or any developer as long as they meet the time frames involved and a vote required. This would, however, be the first time this type of motion to reconsider has been made under these type of circumstances. Commissioner Smith stated he agrees with Commissioner Samuels in that he does not want to be rushed, however, he would like to see the plan and see if it can be beneficial to the Village and satisfactory to the Commission. Commissioner Trilling asked if the plan is reconsidered but a decision is not possible tonight. would the Village publish that future meeting. Buffalo Grove Plan Commission-Regular Meeting-September 15, 1999-Page 5 Chairman Goldspiel noted it is not necessary to have the public hearing at the Plan Commission and could, in fact, be at the Board level. Mr. Raysa stated that is correct. Mr. Freedman stated it is his understanding that unless there is support of the changes from the Plan Commission tonight, the Village will decline to publish. Commissioner Johnson stated he feels it would be inappropriate to hear any testimony tonight about the new plan in light of the fact that there has been no publication for a public hearing tonight. But if staff is willing to publish for October 4th, it would be appropriate. Mr. Freedman noted that if the Plan Commission publishes for that night and there is a public hearing at a special meeting before the Plan Commission who then makes its recommendation, the Board can then hear the matter that evening if they so choose without any further publication. Mr. Raysa stated that was correct. Commissioner Ottenheimer stated he does not want to foreclose the opportunity to bring something into the Village. However,he will only vote in favor of the motion to reconsider if the hearingon this matter is not held tonight. g Chairman Goldspiel asked if Commissioner Ottenheimer was amending his motion to make it a reconsideration at a future time. Commissioner Ottenheimer stated yes. Commission Johnson accepted the amendment. Mr. Freedman stated the appropriate procedure would be to act on the motion to reconsider. If the motion passes, the matter is then on the table. If it is on the table the suggestion would be not to hear it tonight on the merits and to set it for a special meeting. Mr. Raysa a motion to reconsider has to be made the night of the original motion or the next succeeding meeting. Commissioner Trilling stated he would like to have a short workshop on the matter if there is a positive recommendation to reconsider in order to be able to get some input back to the developer who would then be better prepared for the next meeting. Mr. Raysa noted that since this is a regular meeting the Commission can discuss matters not listed on the agenda. Buffalo Grove Plan Commission-Regular Meeting-September 15, 1999-Page 6 Chairman Goldspiel reiterated that the proposal is that the Plan Commission does reconsider, has some discussion on the matter but not act on the matter tonight but at some future time, possibly as a public hearing on the same night as the Board meeting. Commission Panitch stated he also feels there is a need for some discussion tonight. Commissioner Samuels called the question. Commissioner Ottenheimer restated the motion as follows: Move to reconsider the Plan Commission's vote on September 8, 1999 concerning the proposed plan for redevelopment of the Plaza Verde-East shopping center. Mr. Freedman stated he will withdraw his request for the Plan Commission to take action tonight, other than the reconsideration. The vote was as follows: AYES: Samuels, Trilling, Ottenheimer, Dunn, Feldgreber,Johnson, Panitch, Smith NAYES: None ABSENT: None ABSTAIN: Goldspiel Mr. Richard Vane stated one of the comments was that the restaurant area needs about 90 parking spaces typically and they had provided about 43 spaces on a temporary basis. They have now pushed the Walgreens to the west to provide two parking aisles. One aisle is basically dedicated to the restaurant providing additional separation from the Walgreens. In order to accomplish this they utilized the right in, right out access to the site as this is the least used entrance. Mr. Vane further stated the restaurant, under the current ordinance,requires 58 parking spaces. Together with the other uses the requirement is for about 80 spaces. He stated they have tried to give the restaurant 90 spaces very close to their facility. He stated they will be putting the 90 spaces in before any construction begins. This effectively eliminates the need for temporary parking and it can now be considered the east building parking area. Mr. Vane stated they are also proposing a sidewalk connection from the future 52 spaces to the east to walk into the restaurant from the east side and avoid the loading and refuse area. Mr. Mangurten stated the criticism of the blank wall facing the restaurant has been addressed by wrapping dryvit around the upper portion of the building and introduced pilasters on the east side and all around the building. Buffalo Grove Plan Commission-Regular Meeting-September 15, 1999-Page 7 Commissioner Samuels noted that since the right in, right out access is superfluous, why not eliminate it and avoid any traffic flow problems with conflicting backing movements. Mr. Vane stated the appeal for Walgreens is to have something close to their entrance. Since there are not a lot of movements there, it reduces the difficulty you might have. Mr. Freedman stated Walgreens wants the entrance there. He also noted they will try to get a traffic analysis to see if the entrance works or not. Commissioner Samuels stated he would like to see a traffic analysis for the entire flow and site. He noted that the elimination of this entrance would also increase parking by a handful of spaces. Commissioner Samuels noted the 28 parking spaces between the two buildings that have been created have been curved to create an offset. If it were straight instead it appears it would line up with the parking lane opposite it. Chairman Goldspiel noted the Village traffic consultant should also look at this issue. Commissioner Samuels stated he appreciates the considerations made for pedestrian access on the east side of the restaurant. He stated he would like to see the feasibility of having that sidewalk run tight to the restaurant rather than toward Arlington Heights Road first. Mr. Freedman stated they are not sure where the sidewalk can be located until they do final engineering. Commissioner Samuels noted he specifically left out the variation request in his last motion. Mr. Freedman stated this plan adds 28 spaces which effectively means that any parking variation to meet code would be only temporary until they are able to dismantle the building on the east, after which there would be no variation. Commissioner Ottenheimer stated he would appreciate having a representative of Walgreens at the next meeting. Commissioner Trilling stated it was time to bring the developer in for the next meeting. Mr. Freedman stated the developer will be at the hearing. Commissioner Trilling stated he would also like the developer to consider looking at the spaces that back up to the north/south egress road at the right in, right out access and possibly eliminating same. Buffalo Grove Plan Commission-Regular Meeting-September 15, 1999-Page 8 Commissioner Dunn asked if there had been any consideration to move the pharmacy drive through to the north side of the building so that there would be less conflict with parking on the south side. Mr. Mangurten stated the configuration of the drive through is very dependent upon what goes on inside the store. He stated they looked at rotating the building and it was not efficient and noted this plan works best. The cars to the south of the drive through will probably be used by the strip center to the south more so than Walgreens. Commissioner Dunn asked why are all the parking spots on the east side of the parking lot perpendicular and all those on the west side of the lot angled. Mr. Mangurten stated all the parking spaces to the east of the right in, right out are 90 degrees and the parking lot existing is the 60 degree parking. The 90 degree parking actually allows two way aisles. The other aisles are one way aisles. Commissioner Dunn asked if this might not be confusing to people driving in the lot. Mr. Mangurten stated he did not think so. He stated the 24 foot aisles are easier to drive in because the are wider. The 60 degree parking is used to create a certain pattern through your parking lot and actually the aisles are much closer together. Commissioner Dunn noted this new plan does not address all of the concerns raised at the public hearing and wondered if they would be addressed at the next public hearing. Commissioner Feldgreber stated he still feels the Walgreens building is too cramped on the east side of the lot and it would be better even further west. He noted the 90 degree parking appears to be backing up into two way traffic which is not a good idea. Mr. Freedman noted they could not move the Walgreens building further west because there are provisions in the lease for Sam Ash Music that prohibit any buildings that would obstruct the view of the Sam Ash store from Dundee Road. Commissioner Samuels noted that the Village had been told some time ago that there were provisions in the Chemins Shoes lease prohibiting obstruction from Dundee Road. The shopping center owner and manager were aware of the Village's concern with this type of restriction as it relates to re-planning the property and locating buildings such as Walgreens. It was ill-advised to include this lease restriction for the Sam Ash lease,which was drafted after the Plan Commission reviewed the first Walgreens plan in 1998. Commissioner Feldgreber stated that he would like information concerning proposed improvements to the rest of the center if the Plan Commission is going to review a revised plan for the Walgreens. Buffalo Grove Plan Commission-Regular Meeting-September 15, 1999-Page 9 theOK tomove on this in Mr. Freedman stated theyhad notplanned anything as justgot they the last 48 hours. He noted they will try to get something showing the improvements in the short time frame available to them. Commissioner Smith stated he would like to see improvement plans for Plaza Verde. He further stated he would like to have the phasing issue and movement of tenants addressed for the next hearing. Commissioner Ottenheimer stated he wants to see that the proposed owner has given notice to every tenant and he would like to see proof of such notice. Commissioner Panitch stated he feels it is important to address the entire center as a project and not just one building, namely, Walgreens. In addition,he noted the long waiting period for the demolition of the building on the east side also needs to be addressed. Commissioner Ottenheimer stated he wants the developer to notify each and every tenant of when the public hearing will be held and that they can come to be heard at the Plan Commission hearing, or at the Board hearing if they cannot attend the Plan Commission hearing. Chairman Goldspiel stated moving the building is not the only issue here. Another issue here is the health of the whole center. There is a danger in developing an outlot without having sufficient long term plans for the rest of the center. Specifically in that regard,he feels the right in, right out access must be eliminated in order to bring the center up to modern standards and make this plan work. This right in, right out is basically useless except as a traffic hazard for people getting into the turn lane. Mr. Mike Jonas asked for a summarization of those items to be addressed for this development. Mr. Freedman summarized the following matters which are to be addressed: 1. Review of the traffic patterns, especially the right in, right out access 2. Alignment of the various parking 3. Address the phasing issue 4. Planning for the remainder of the center,particularly aesthetics 5. Representatives of the developer and Walgreens to be present at the hearing 6. Relocation of the pedestrian access on the east side of the center 7. Alternate plan showing changes in the parking Buffalo Grove Plan Commission-Regular Meeting-September 15, 1999-Page 10 8. Relocation of the building further west if the right in,right out access is closed 9. Notice to the tenants relative to upcoming hearing with reference to attending the Board meeting if they could not make the Plan Commission hearing 10. Verification of the Sam Ashley parking prohibition Chairman Goldspiel called for a polling on whether this matter is to be set for public hearing which would be on October 4, 1999 at 6:00 p.m. and the polling was as follows: AYES: Samuels, Trilling, Ottenheimer, Dunn, Feldgreber, Johnson, Panitch, Smith NAYES: None ABSTAIN: Goldspiel STAFF REPORT -None NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Feldgreber, seconded by Commissioner Dunn and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 11:20 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: Li STEPHEN GOLDSPIEL, Chair Buffalo Grove Plan Commission-Regular Meeting-September 15, 1999-Page 11