2018-11-07 - Planning and Zoning Commission - Agenda Packet
Meeting of the Village of Buffalo Grove
Planning and Zoning Commission
Regular Meeting
November 7, 2018 at 7:30 PM
Fifty Raupp Blvd
Buffalo Grove, IL 60089-2100
Phone: 847-459-2500
I. Call to Order
II. Public Hearings/Items For Consideration
III. Regular Meeting
A. Other Matters for Discussion
1. Workshop- Proposed Amendment to the Spoerlein Commons Planned
Development (Trustee Stein) (Staff Contact: Chris Stilling)
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Oct 3, 2018 7:30 PM
2. Planning and Zoning Commission - Special Meeting - Oct 30, 2018 7:30 PM
C. Chairman's Report
D. Committee and Liaison Reports
E. Staff Report/Future Agenda Schedule
F. Public Comments and Questions
IV. Adjournment
The Planning and Zoning Commission will make every effort to accommodate all items on the
agenda by 10:30 p.m. The Board, does, however, reserve the right to defer consideration of
matters to another meeting should the discussion run past 10:30 p.m.
The Village of Buffalo Grove, in compliance with the Americans with Disabilities Act, requests that
persons with disabilities, who require certain accommodations to allow them to observe and/or
participate in this meeting or have questions about the accessibility of the meeting or facilities,
contact the ADA Coordinator at 459-2525 to allow the Village to make reasonable
accommodations for those persons.
Updated: 11/2/2018 10:54 AM Page 1
Action Item : Workshop- Proposed Amendment to the Spoerlein
Commons Planned Development
Recommendation of Action
Staff recommends discussion
In 1983, the Village approved Ordinance 83-8 for the Spoerlein Commons Development. The existing
development consists of approximately 41,000 square feet of commercial and office space in multiple
buildings. The original development was approved with a second phase allowing for additional 2,000
square feet of retail space. The second phase was never constructed and the current owner is seeking an
amendment to the original Ordinance to allow for the construction of a 2,800 square foot outbuilding with
drive-through (Dunkin Donuts). This item was reviewed by the Village Board on October 15, 2018 and
was referred to the Planning & Zoning Commission (PZC) for review and public hearing. As a result of the
amendment and prior to the required public hearing, the owner is seeking comments from the PZC.
ATTACHMENTS:
PZC Memo (DOCX)
Plan Set (PDF)
GHA Review (PDF)
Ordinance 83-8 (PDF)
Trustee Liaison Staff Contact
Stein Chris Stilling, Community Development
Wednesday, November 7,
2018
3.A.1
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Page 1 of 2
VILLAGE OF
BUFFALO GROVE
MEMORANDUM
DATE: November 2, 2018
TO: Planning & Zoning Commission
FROM: Christopher Stilling, Director of Community Development
SUBJECT: Workshop- Proposed Amendment to the Spoerlein Commons Development
BACKGROUND
In 1983, the Village approved Ordinance 83-8 for the Spoerlein Commons Development. The existing
development consists of approximately 41,000 square feet of commercial and office space in
multiple buildings. The original development was approved with a second phase allowing for
additional 2,000 square feet of retail space. The second phase was never constructed and the current
owner is seeking an amendment to the original Ordinance to
allow for the construction of a 2,800 square foot outbuilding
with drive-through (Dunkin Donuts). This item was reviewed
by the Village Board on October 15, 2018 and was referred
to the Planning & Zoning Commission (PZC) for review and
public hearing. As a result of the amendment and prior to
the required public hearing, the owner is seeking comments
from the PZC. The following memorandum provides a brief
summary of their project.
PROPOSED PLAN
Zoning History
The existing Spoerlein Commons development was approved by the Village via Ordinance 83-8
(attached). The approved development included a total of 51,050 square feet of office and retail
space. The original development plan was not completed as approved and as a result, 41,180 square
feet of retail and office space was constructed. The development was approved for two additional
outbuildings (2,000 square feet), which were never constructed. It should be noted that as part of
the applicant’s information, they note that the second phase may have included as much as 4,800
square feet of additional retail space which was never constructed. Based on staff’s research, we
have found a “approved” set of drawings from 1989 which shows two 1,000
square foot outbuildings (combined total of 2,000 square feet).
Proposed Plan
The owner is seeking an amendment to the development to allow for the
construction of a new 2,800 square foot Dunkin Donuts outbuilding with
drive-through. Dunkin Donuts is currently located in the corner unit of the
existing retail building and is looking to expand their services by including a
drive-through. To accommodate the new building, parking would be
relocated to the open area originally identified for the 2 outbuildings. The
existing access points at Route 83 and access to Courtyard Drive to the west
would remain unchanged. As part of the Village Board referral, the Trustees
Original Plan with outbuildings
Proposed Plan
3.A.1.a
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commented on the potential of relocating the access drive along Route 83 further to the west to
align with the relocated drive aisle. The existing condition was cited as a concern since it is difficult
turn as you come into the center.
The owner would be making improvements to the existing
detention pond to accommodate the proposed development.
The proposed project would likely require variations from the
Village’s parking lot setbacks. However, what is being
proposed is consistent with existing conditions.
The owner has also provided a concept plan showing the
elevations of the proposed new building. While additional
details are required as part of the public hearing process, the
owner have provided a concept elevation that attempts to
match the character of the existing development. Both staff and the developer are seeking
preliminary comments from the PZC regarding the concept elevations. Signage details have not been
provided.
Parking
The existing development currently has 161 parking spaces for the 41,180 square foot development,
which meets the approved parking but does not meet our current code requirements. While the final
site plan is subject to refinement as part of the public hearing process, with the new outbuilding, the
owner would still maintain 161 parking spaces. It should be noted that the 161 parking spaces were
intended to serve both the existing 41,180 square feet but also the additional 2,000 square feet,
which was not built. As a result of the change, a total net increase in square footage would be
approximately 800 square feet. The owner has provided a parking analysis by their traffic consultant
who has reviewed both the existing and proposed conditions and found that sufficient parking is
provided. Staff also had our Village traffic consultant, Gewalt Hamilton & Associates (GHA) to review
the report and proposed plans (preliminary report attached). GHA found that the proposed
development would still provide sufficient parking. As part of the public hearing process, both staff
and the PZC should review the matter more closely as a parking variation will be required.
Drive-Through
The proposed 2,800 square foot building would include a drive-through for Dunkin Donuts. Pursuant
to Village Code, a drive-through shall have a minimum stacking of 10 vehicles. While the petitioner’s
plans show how the 10 vehicles could be accommodated, staff notes that the stacking could interfere
with parking and circulation. The Village’s consultant (GHA) has reviewed the drive-through
operations. As part of their analysis, GHA also provided data regarding their research on multiple
Dunkin Donut facilities and found that in most instances, the maximum stacking for a Dunkin Donuts
drive-through is approximately 7 vehicles. GHA finds that sufficient stacking can be provided,
however, some refinements to the plan will be needed.
PROCESS
Based on the current configuration, the following approvals will be required:
Amendment to Ordinance 83-8
Preliminary plan approval
Variations for parking lot design and required number of parking spaces
Special Use for the drive-through with a variation for vehicle stacking
ACTION REQUESTED
Both staff and the developer are seeking the PZC’s thoughts and comments concerning the plan.
3.A.1.a
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Spoerlein Commons
Proposed Pad
Narrative
Background
Spoerlein Commons was planned and developed as part of the Spoerlein Farm development.
The plan was proposed by Midwest Development and approved by the Village of Buffalo Grove
in 1983. Part of the approved commercial center plan included two small free standing
buildings located along the western most part of the center. During the development of the
property the plan for those building was modified to what is illustrated on the proposed
Concept Plan as Proposed Future Building Expansion. Our research indicates that this is the
current record plan of development. Those two buildings totaled approximately 4,480 sq. ft.
and were never built.
Spoerlein Commons was purchased by Whitestone REIT in 2009. Since that time Whitestone
has concentrated on property maintenance, some improvements and stabilizing the tenant
base. One of the long-term tenants, Dunkin Donuts, has expressed the need for a drive thru
facility to serve the growing morning demand for quick serve coffee and breakfast. That market
need has caused several planning exercises to accommodate Dunkin Donuts. The attached plan
is the one preferred by Whitestone and their client.
The Concept Plan
In lieu of the previously approved buildings, the proposal would satisfy need for a drive thru
with the proposed 2,800 sq. ft. building. The new building would house Dunkin Donuts and
Baskin Robbins. This will require the reconfiguration of some of the existing parking lot with no
loss of the total number of parking spaces. The building’s drive thru would accommodate
stacking for 9 cars. We expect that the drive thru will minimize peak time parking conflicts with
no additional impact on the other retail and office users. A Parking Study was authorized and
concluded that the parking is adequate for the existing uses and for the proposed. The
reconfigured parking will be more convenient to these other tenants.
Care has been taken to not impact the existing on site storm water detention. Other utilities
can be easily routed or redone to serve the new building.
3.A.1.b
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EXISTING CONDITIONS CONCEPT SITE PLAN
NOTES:
1.THESE PLANS ARE CONCEPTUAL IN NATURE AND FOR REVIEW ONLY. THEY ARE PREPARED
WITHOUT CURRENT BOUNDARY OR TOPOGRAPHIC SURVEY INFORMATION AND ARE BASED ON
LIMITED AVAILABLE DATA, INCLUDING VILLAGE OF BUFFALO GROVE ATLAS INFORMATION AND
ORIGINAL PLANS FOR SPOERLEIN FARM, DATED 1986. THE PROPOSED SITE PLAN IS BASED ON
A CONCEPT PROVIDED BY WHITESTONE REIT. THE EXISTING CONDITIONS, PROPOSED SITE
GEOMETRY AND PROPOSED SITE IMPROVEMENTS WILL NEED TO BE REVIEWED AND UPDATED
UPON RECEIPT OF CURRENT BOUNDARY AND TOPOGRAPHIC SURVEY INFORMATION, AS WELL
AS AN ACTUAL BUILDING FOOTPRINT.
2. BASED ON AVAILABLE PLANS AND AERIAL PHOTOGRAPHS, IT APPEARS THE STUDY AREA
INCLUDES 81 EXISTING PARKING SPACES. CURRENT CODE REQUIRES 4 ADA ACCESSIBLE
PARKING SPACES. AT THIS TIME, IT IS NOT KNOWN IF EXTRA ADA ACCESSIBLE PARKING
SPACES ARE INCLUDED IN THE REMAINING PORTION OF THE RETAIL CENTER WHICH WOULD
BE APPLICABLE TO THE SUBJECT STUDY AREA; THEREFORE, 4 ADA SPACES ARE PROVIDED
PER CURRENT CODE, WHICH ALSO MAINTAINS THE NUMBER OF EXISTING ADA SPACES. (IT IS
NOTED THE EXISTING ADA SPACES MAY NOT MEET CURRENT CODE FOR ADA PARKING SPACE
WIDTH REQUIREMENTS.) ALSO, THE EXISTING OVERALL PARKING COUNT OF 81 SPACES IS
MAINTAINED.
3. EXISTING STORM WATER DETENTION IS PROVIDED ONSITE IN CONJUNCTION WITH THE
BUCKY'S EXPRESS PARCEL TO THE WEST. AVAILABLE INFORMATION REFLECTS NO
ADDITIONAL DETENTION STORAGE WITHIN THE SPOERLEIN CONMMONS PORTION OF THE
BASIN AND A VERY LIMITED AMOUNT (0.007+/- AC-FT) OF EXCESS STORAGE FOR THE
COMBINATION OF THE TWO PARCELS. (TOPOGRAPHIC SURVEY INFORMATION WILL BE
NECESSARY TO REVIEW AND VERIFY THE AMOUNT OF DETENTION STORAGE CURRENTLY
PROVIDED WITHIN THE SPOERLEIN COMMONS BASIN.) SINCE THE CURRENT SITE PLAN
IMPACTS PORTIONS OF THE EXISTING BASIN, THE INTENT WOULD BE TO MODIFY THE BASIN
AS NECESSARY TO MAINTAIN/ACHIEVE THE NECESSARY DETENTION STORAGE AMOUNT.
4. THE INTENT OF THE PROPOSED GRADING PLAN IS TO MAINTAIN THE EXISTING TRIBUTARY
DRAINAGE AREA TO THE EXISTING SPOERLEIN COMMONS DETENTION BASIN. (ADDITIONAL
FIELD TOPOGRAPHY IS NECESSARY TO VERIFY THE EXISTING AREA TRIBUTARY TO THE
BASIN.)
5. UTILITY SIZES AND LOCATIONS SHOWN HEREIN ARE PRELIMINARY IN NATURE AND SUBJECT
TO CHANGE PENDING CURRENT TOPOGRAPHIC SURVEY INFORMATION AND FINAL
ENGINEERING DESIGN.
3.A.1.b
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4125 State Route 43
Kent, OH 44240
Commercial Real Estate
Due Diligence Management
866.290.8121
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kimley-horn.com 1001 Warrenville Road, Suite 350, Lisle, IL 60532 630 487 5550
MEMORANDUM
To: Daniel Kovacevic – Whitestone REIT
Rick Burton – Whitestone REIT
From: Tim Sjogren, P.E., PTOE – Kimley-Horn
Rory Fancler, AICP, PTP – Kimley-Horn
Date: August 2, 2018
RE: Parking Summary for Spoerlein Commons
Buffalo Grove, Illinois
Kimley-Horn and Associates, Inc. (Kimley-Horn) was retained by Whitestone REIT to perform a
parking analysis for Spoerlein Commons, a shopping center located on the northeast quadrant of
McHenry Road and Arlington Heights Road in Buffalo Grove, Illinois (Exhibit 1). The parking
analysis was completed in order to evaluate existing parking occupancy and assess future parking
conditions with the addition of a new freestanding eating and drinking establishment with drive-
through window along McHenry Road near the western boundary of the site.
Executive Summary
Spoerlein Commons currently provides a total of 161 parking spaces. With the proposed
development, the northwest portion of the parking lot would be reconfigured; however, the overall
parking supply of 161 spaces would be maintained. Based on a review of the existing and future
tenancy, the proposed parking supply requires approval of a variance from Section 17.36.040
(Schedule of Parking Requirements) of the Village of Buffalo Grove Code of Ordinances. While a
parking variance is required, the overall parking supply is expected to accommodate Spoerlein
Commons at full occupancy and the proposed eating and drinking establishment. A summary of
key findings is provided below.
Currently, peak parking occupancy occurs during the weekday at approximately 3:00PM.
During this peak period, approximately 50 percent of the parking spaces (80 spaces) are
unused.
Based on a conservative review of future parking conditions with full occupancy and
development of the proposed eating and drinking establishment, peak occupancy is
anticipated to be 93 percent (149 spaces).
The analysis of future parking conditions is conservative and assumes Code-required
parking for the vacant tenant spaces and proposed eating and drinking establishment; the
analysis does not reflect the respective peak hours. The proposed eating and drinking
establishment is expected to experience peak parking demand during the morning
commute period when a number of the existing retail, service, and restaurant tenants (e.g.,
My Choice Nails, Payless Tobacco, Rosati’s Chicago Pizza, and Chinn’s Restaurant) are
closed.
3.A.1.b
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83
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SPOERLEIN COMMONS
COURTLAND DRIVE
EXHIBIT 1
LOCATION MAP
N
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3.A.1.b
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kimley-horn.com 1001 Warrenville Road, Suite 350, Lisle, IL 60532 630 487 5550
In order to enhance efficient use of the parking supply, coordination with existing and future
tenants is recommended to reserve parking spaces in the front of the buildings for customers and
visitors and direct employees to the spaces further from the buildings.
Existing and Proposed Site Development
Spoerlein Commons includes an in-line multi-tenant building as well as a freestanding building
located at the southeast corner of the site. Approximately 32,000 square feet is currently occupied
with various retail, restaurant, office, and service uses. In addition, the development contains
approximately 9,180 square feet of vacant tenant spaces for a total building area of approximately
41,180 square feet. A total of 161 parking spaces are currently provided at Spoerlein Commons.
The parking is shared across all tenants.
Whitestone REIT proposes to develop a new eating and drinking establishment with drive-through
window along the McHenry Road frontage at the west boundary of the site. According to property
records obtained by Whitestone REIT, the proposed development is generally consistent with the
development plan approved by the Village of Buffalo Grove in 1983. The approved development
plan included a total of 51,050 square feet with 31,250 square feet of retail use and 19,800 square
feet of office use. The approved development plan, provided as Attachment 1, included two
freestanding buildings near the northwest portion of the site and a total of 191 parking spaces.
During the initial development, these two freestanding buildings were never constructed and the
overall site plan was modified to reflect a future building expansion plan totaling approximately
4,480 square feet.
Based on the approved development plan and current market conditions, Whitestone REIT seeks
to develop an approximately 2,800 square-foot eating and drinking establishment with drive-
through window. The proposed development represents an approximately 38 percent decrease
in square footage compared to the previously contemplated 4,480 square-foot building expansion.
With the proposed development, an overall total parking supply of 161 spaces would be provided
for Spoerlein Commons, consistent with the existing parking supply. The proposed site plan
provided as Attachment 2. A summary of the approved development plan compared to both
existing conditions and the proposed development is provided in Table 1.
Table 1. Development Plan Comparison
Site Plan Square Footage Parking Spaces
Office Retail Total
Approved 1983 Development Plan1 19,800 31,250 51,050 191
Existing Conditions 20,200 20,980 41,180 161
Proposed Conditions (with Development) 20,200 23,780 43,980 161
1The approved plan included two freestanding buildings which were never constructed and the overall site plan was modified to reflect a future
building expansion plan totaling approximately 4,480 square feet.
Table 2 on the following page summarizes the parking required for the existing and proposed
uses at Spoerlein Commons per Section 17.36.040 (Schedule of parking requirements) of the
Village of Buffalo Grove Code of Ordinances. As shown in the table, based on the current tenant
mix a total of 188 spaces are required for Spoerlein Commons. This includes 37 spaces required
for the existing vacant tenant spaces, which were assumed as general commercial/retail uses.
3.A.1.b
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kimley-horn.com 1001 Warrenville Road, Suite 350, Lisle, IL 60532 630 487 5550
With the proposed development, a total of 207 spaces would be required. This includes Code-
required parking for the proposed 2,800 square-foot eating and drinking establishment and the
associated future vacancy of Suite 120A (highlighted in Table 2). With the proposed development,
Spoerlein Commons would provide a total of 161 spaces. The proposed supply is 46 fewer spaces
than required by Code; therefore, a parking variance is required.
Table 2. Village of Buffalo Grove Required Parking
Suite Tenant Size1 Parking Class2 Parking Ratio3 Required
Spaces
Existing
101 Once Upon a Grooming 565 General commercial/retail 1 / 250 sq. ft. 2
102a The Colorist Hair Studio 821 General commercial/retail 1 / 250 sq. ft. 3
102b Vacant 1,388 General commercial/retail 1 / 250 sq. ft. 6
103 Dutch Maid Dry Cleaners 1,031 General commercial/retail 1 / 250 sq. ft. 4
104 Chinn’s Chinese Restaurant 983 Eating and drinking establishment 1 / 100 sq. ft. 10
105 Rosati’s Chicago Pizza 917 Eating and drinking establishment 1 / 100 sq. ft. 9
106 My Choice Nails 910 General commercial/retail 1 / 250 sq. ft. 4
107a Vacant 1,150 General commercial/retail 1 / 250 sq. ft. 5
107b Excel Eye Care 715 Dental and medical clinic or office 5 / 1000 sq. ft. 4
108 Excel Eye Care 1,032 Dental and medical clinic or office 5 / 1000 sq. ft. 5
109 Dr. Smith Chiropractor 1,293 Dental and medical clinic or office 5 / 1000 sq. ft. 6
110 World of Discovery Montessori 1,782 Day care center, child care center,
nursery school, pre-school 2 / 1000 sq. ft. 4
120a Dunkin Donuts 1,537 Eating and drinking establishment 1 / 100 sq. ft. 15
120b Payless Tobacco 1,045 General commercial/retail 1 / 250 sq. ft. 4
120c Vacant 857 General commercial/retail 1 / 250 sq. ft. 3
121a Allstate Insurance 1,179 Business and professional offices 1 / 300 sq. ft. 4
121b Kula Yoga Lifestyle 1,890 General commercial/retail 1 / 250 sq. ft. 8
130a Vacant 1,631 General commercial/retail 1 / 250 sq. ft. 7
130b Dr. Paul Kentor, MD 2,186 Dental and medical clinic or office 5 / 1000 sq. ft. 11
201 Chmela Fluency Center 1,145 Dental and medical clinic or office 5 / 1000 sq. ft. 6
202a Titan Trucking 576 Business and professional offices 1 / 300 sq. ft. 2
202b Titan Trucking 642 Business and professional offices 1 / 300 sq. ft. 2
203 Whitestone 679 Business and professional offices 1 / 300 sq. ft. 2
204 Vacant 1,071 General commercial/retail 1 / 250 sq. ft. 4
205a Bill Gerdes
(Lake Cook Piano Studio) 300 Business and professional offices 1 / 300 sq. ft. 1
205b Vacant 499 General commercial/retail 1 / 250 sq. ft. 2
206a Vacant 867 General commercial/retail 1 / 250 sq. ft. 3
206b1 Peter Lee (Real Estate) 531 Business and professional offices 1 / 300 sq. ft. 2
206b2 One Global 531 Business and professional offices 1 / 300 sq. ft. 2
206b3 Charles Schneider (Legal) 531 Business and professional offices 1 / 300 sq. ft. 2
206b4 Ted 531 Business and professional offices 1 / 300 sq. ft. 2
206c Ted 250 Business and professional offices 1 / 300 sq. ft. 1
1Pursuant to Section 17.36.040 (Schedule of parking requirements) of the Village of Buffalo Grove Code of Ordinances, required parking is based
on floor area which shall mean the gross floor space of a building or structure.
2The parking class is based on the land use categories outlined in Section 17.36.040 (Schedule of parking requirements) of the Village of Buffalo
Grove Code of Ordinances.
3The Code-required parking ratio is defined by Section 17.36.040 (Schedule of parking requirements) of the Village of Buffalo Grove Code of
Ordinances.
3.A.1.b
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kimley-horn.com 1001 Warrenville Road, Suite 350, Lisle, IL 60532 630 487 5550
Table 2. Village of Buffalo Grove Required Parking (continued)
Suite Tenant Size1 Parking Class2 Parking Ratio3 Required
Spaces
Existing (continued)
208 Vacant 1,402 General commercial/retail 1 / 250 sq. ft. 6
209 Vanguard Capital 834 Business and professional offices 1 / 300 sq. ft. 3
211 Jen Cupari (Newcastle Dance and
Theater Supply) 320 General commercial/retail 1 / 250 sq. ft. 1
212b Vacant 315 General commercial/retail 1 / 250 sq. ft. 1
214 Hana Travel 517 Business and professional offices 1 / 300 sq. ft. 2
215 Lake Cook Dental Center 1,200 Dental and medical clinic or office 5 / 1000 sq. ft. 6
217a Farmers Insurance 573 Business and professional offices 1 / 300 sq. ft. 2
217b Rebecca Kiel, LCPC 521 Dental and medical clinic or office 5 / 1000 sq. ft. 3
218a VCR Senior Care 550 Business and professional offices 1 / 300 sq. ft. 2
218b Carla Leoni (North Suburban
Family Psychologists) 250 Dental and medical clinic or office 5 / 1000 sq. ft. 1
218c David Park (Construction) 400 Business and professional offices 1 / 300 sq. ft. 1
230 Christina Bailey, PsyD 300 Dental and medical clinic or office 5 / 1000 sq. ft. 2
232 Leslie Cisar (Vital Naturopathic) 300 Dental and medical clinic or office 5 / 1000 sq. ft. 2
233 Bruce Siegel
(American Family Insurance) 435 Business and professional offices 1 / 300 sq. ft. 1
233a Muriel Flanders, LCSW 455 Business and professional offices 1 / 300 sq. ft. 2
234 Intourist 300 Business and professional offices 1 / 300 sq. ft. 1
235 Dr. Cindy 479 Dental and medical clinic or office 5 / 1000 sq. ft. 2
236 Michelle Magide, LCPC 300 Dental and medical clinic or office 5 / 1000 sq. ft. 2
237 Janine Kasner, LCSW 365 Business and professional offices 1 / 300 sq. ft. 1
238 Affiliated Clinicians 300 Dental and medical clinic or office 5 / 1000 sq. ft. 2
Existing Code-Required Parking 188
Existing Parking Supply 161
∆ -27
Proposed
120a Dunkin Donuts (to be relocated) 1,537 Eating and drinking establishment 1 / 100 sq. ft. -15
120a Vacant 1,537 General commercial/retail 1 / 250 sq. ft. 6
New Dunkin’ Donuts 2,800 Eating and drinking establishment 1 / 100 sq. ft. 28
Future Code-Required Parking (with Development) 207
Future Parking Supply (with Development) 161
∆ -46
1Pursuant to Section 17.36.040 (Schedule of parking requirements) of the Village of Buffalo Grove Code of Ordinances, required parking is based
on floor area which shall mean the gross floor space of a building or structure.
2The parking class is based on the land use categories outlined in Section 17.36.040 (Schedule of parking requirements) of the Village of Buffalo
Grove Code of Ordinances.
3The Code-required parking ratio is defined by Section 17.36.040 (Schedule of parking requirements) of the Village of Buffalo Grove Code of
Ordinances.
3.A.1.b
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kimley-horn.com 1001 Warrenville Road, Suite 350, Lisle, IL 60532 630 487 5550
Existing Parking Demand
To determine actual parking demand for the existing and proposed uses, Kimley-Horn conducted
hourly parking occupancy counts during a typical weekday and weekend as follows:
Thursday, May 17, 2018, from 7:00AM to 7:00PM
Saturday, May 19, 2018, from 7:00AM to 7:00PM
The count periods captured the peak periods of parking demand for the existing shopping center
and were identified based on data provided by the Urban Land Institute (ULI) Shared Parking,
Second Edition.
During the study periods identified above, the existing parking supply was verified and the number
of parked vehicles were documented. Other observations regarding curbside and delivery truck
loading activity were noted. Table 3 summarizes the observed parking occupancy at Spoerlein
Commons. During the weekday, the peak occurred at 3:00PM with 81 occupied spaces (50
percent). On Saturday, the peak occurred at 11:00AM with 49 occupied spaces (30 percent).
Table 3. Observed Parking Occupancy
Time of Day Thursday, May 17, 2018 Saturday, May 19, 2018
Occupied Spaces Percent Occupied Occupied Spaces Percent Occupied
7:00AM 10 6% 5 3%
8:00AM 14 9% 14 9%
9:00AM 34 21% 32 20%
10:00AM 58 36% 44 27%
11:00AM 77 48% 49 30%
12:00PM 68 42% 37 23%
1:00PM 66 41% 33 21%
2:00PM 66 41% 25 16%
3:00PM 81 50% 23 14%
4:00PM 74 46% 22 14%
5:00PM 78 48% 15 9%
6:00PM 54 34% 14 9%
7:00PM 42 26% 8 5%
Average 56 34% 25 15%
The observed parking occupancy reflects the mix of uses and respective peak hours and the
ability to use shared parking to accommodate parking demand for Spoerlein Commons. Although
a review of Code-required parking (Table 2) suggests the site provides insufficient parking, based
on the observed parking occupancy approximately 50 percent of the spaces are unused during
peak conditions. Therefore, actual parking demand for the retail, restaurant, office, and service
uses is less than the Code requirements.
3.A.1.b
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kimley-horn.com 1001 Warrenville Road, Suite 350, Lisle, IL 60532 630 487 5550
Proposed Parking Supply Evaluation
To assess future parking conditions with the proposed development, full occupancy of Spoerlein
Commons was assumed. In order to present a conservative estimate of potential future parking
conditions, Code-required parking was assumed for the vacant tenant spaces and the proposed
development. Based on the parking requirements presented in Table 2, a total of 43 spaces are
required for the existing vacant tenant spaces and future vacancy of Suite 120a (i.e., existing
Dunkin Donuts) assuming future general commercial/retail uses. Based on the parking occupancy
data presented in Table 3, the potential future parking conditions were calculated as summarized
in Table 4. As shown in this table, with the addition of Code-required parking for the existing
vacant tenant spaces and future vacancy of Suite 120a (43 spaces) and the Code-required
parking for the proposed eating and drinking establishment (28 spaces), a future parking need of
149 spaces is estimated for peak parking conditions. With the proposed development, Spoerlein
Commons would provide an overall parking supply of 161 spaces; therefore, the parking supply
is expected to accommodate future parking conditions.
Table 4. Conservative Estimate of Future Parking Occupancy
Time of
Day
Weekday Saturday
Occupied
Spaces
Code-Required Parking Total
Parking
Occupied
Spaces
Code-Required Parking Total
Parking Vacant
Tenants1
Proposed
Development2
Vacant
Tenants1
Proposed
Development2
7:00AM 10 43 28 81 5 43 28 76
8:00AM 14 43 28 85 14 43 28 85
9:00AM 34 43 28 105 32 43 28 103
10:00AM 58 43 28 129 44 43 28 115
11:00AM 77 43 28 148 49 43 28 119
12:00PM 68 43 28 138 37 43 28 107
1:00PM 66 43 28 135 33 43 28 103
2:00PM 66 43 28 135 25 43 28 96
3:00PM 81 43 28 149 23 43 28 93
4:00PM 74 43 28 145 22 43 28 92
5:00PM 78 43 28 148 15 43 28 86
6:00PM 54 43 28 124 14 43 28 85
7:00PM 42 43 28 113 8 43 28 79
Average 56 -- -- 126 25 -- -- 95
1Vacant tenant spaces were assumed to be occupied by general commercial/retail uses which require parking at a ratio of 1 space per 250
square feet per Section 17.36.040 (Schedule of parking requirements) of the Village of Buffalo Grove Code of Ordinances.
2Per Section 17.36.040 (Schedule of parking requirements) of the Village of Buffalo Grove Code of Ordinances, eating and drinking
establishments are required to provide 1 parking space per 100 square feet.
This estimate is assumed to be conservative as peak parking demand for an eating and drinking
establishment typically occurs during the morning commute period (7:00-9:00AM) when the
parking lot at Spoerlein Commons is less than 25 percent occupied (Table 3). While the proposed
eating and drinking establishment is expected to generate parking demand throughout typical
hours of operation, peak periods of demand during the morning commute period would occur
when many of the retail, service, and restaurant uses (e.g., My Choice Nails, Payless Tobacco,
Rosati’s Chicago Pizza, and Chinn’s Restaurant) are closed.
3.A.1.b
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Page 8
kimley-horn.com 1001 Warrenville Road, Suite 350, Lisle, IL 60532 630 487 5550
Conclusion
Spoerlein Commons currently provides a total of 161 parking spaces. An overall total of 161
spaces would be provided with development of the proposed eating and drinking establishment.
The proposed parking supply requires approval of a variance from Section 17.36.040 (Schedule
of Parking Requirements) of the Village of Buffalo Grove Code of Ordinances.
Based on the observed peak parking demand for existing tenants and a review of the Code-
required parking for vacant tenants and the proposed development, the proposed parking supply
of 161 spaces is expected to support the overall Spoerlein Commons, including the proposed
freestanding eating and drinking establishment. Spillover parking into the adjacent residential
neighborhood is not anticipated. In order to enhance efficient use of the proposed parking supply,
coordination with existing and future tenants is recommended to reserve parking spaces in the
front of the buildings for customers and visitors and direct employees to the spaces further from
the buildings.
Please do not hesitate to contact us with any questions related to the information in this
memorandum.
3.A.1.b
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ATTACHMENT 1
3.A.1.b
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EXISTING CONDITIONS CONCEPT SITE PLAN
NOTES:
1. THESE PLANS ARE CONCEPTUAL IN NATURE AND FOR REVIEW ONLY. THEY ARE PREPARED
WITHOUT CURRENT BOUNDARY OR TOPOGRAPHIC SURVEY INFORMATION AND ARE BASED ON
LIMITED AVAILABLE DATA, INCLUDING VILLAGE OF BUFFALO GROVE ATLAS INFORMATION AND
ORIGINAL PLANS FOR SPOERLEIN FARM, DATED 1986. THE PROPOSED SITE PLAN IS BASED ON
A CONCEPT PROVIDED BY WHITESTONE REIT. THE EXISTING CONDITIONS, PROPOSED SITE
GEOMETRY AND PROPOSED SITE IMPROVEMENTS WILL NEED TO BE REVIEWED AND UPDATED
UPON RECEIPT OF CURRENT BOUNDARY AND TOPOGRAPHIC SURVEY INFORMATION, AS WELL
AS AN ACTUAL BUILDING FOOTPRINT.
2. BASED ON AVAILABLE PLANS AND AERIAL PHOTOGRAPHS, IT APPEARS THE STUDY AREA
INCLUDES 81 EXISTING PARKING SPACES. CURRENT CODE REQUIRES 4 ADA ACCESSIBLE
PARKING SPACES. AT THIS TIME, IT IS NOT KNOWN IF EXTRA ADA ACCESSIBLE PARKING
SPACES ARE INCLUDED IN THE REMAINING PORTION OF THE RETAIL CENTER WHICH WOULD
BE APPLICABLE TO THE SUBJECT STUDY AREA; THEREFORE, 4 ADA SPACES ARE PROVIDED
PER CURRENT CODE, WHICH ALSO MAINTAINS THE NUMBER OF EXISTING ADA SPACES. (IT IS
NOTED THE EXISTING ADA SPACES MAY NOT MEET CURRENT CODE FOR ADA PARKING SPACE
WIDTH REQUIREMENTS.) ALSO, THE EXISTING OVERALL PARKING COUNT OF 81 SPACES IS
MAINTAINED.
3. IT APPEARS THE VILLAGE OF BUFFALO GROVE MUNCIPAL CODE ALLOWS PARKING SPACES TO
INCLUDE A 2 FT OVERHANG. WITH THE CURRENT CONCEPT SITE PLAN, THIS HAS BEEN
INCORPORATED AT CERTAIN LOCATIONS TO ASSIST WITH SITE GEOMETRY CONSTAINTS. WITH
FUTURE SITE PLAN STUDIES THE IMPLEMANTION OF A PARKING OVERHANG SHOULD BE
REVIEWED AND POSSIBLY INCLUDED AT ADDITIONAL LOCATIONS.
4. EXISTING STORM WATER DETENTION IS PROVIDED ONSITE IN CONJUNCTION WITH THE
BUCKY'S EXPRESS PARCEL TO THE WEST. AVAILABLE INFORMATION REFLECTS NO
ADDITIONAL DETENTION STORAGE WITHIN THE SPOERLEIN CONMMONS PORTION OF THE
BASIN AND A VERY LIMITED AMOUNT (0.007+/- AC-FT) OF EXCESS STORAGE FOR THE
COMBINATION OF THE TWO PARCELS. (TOPOGRAPHIC SURVEY INFORMATION WILL BE
NECESSARY TO REVIEW AND VERIFY THE AMOUNT OF DETENTION STORAGE CURRENTLY
PROVIDED WITHIN THE SPOERLEIN COMMONS BASIN.) SINCE THE CURRENT SITE PLAN
IMPACTS PORTIONS OF THE EXISTING BASIN, THE INTENT WOULD BE TO MODIFY THE BASIN
AS NECESSARY TO MAINTAIN/ACHIEVE THE NECESSARY DETENTION STORAGE AMOUNT.
5. THE INTENT OF THE PROPOSED GRADING PLAN IS TO MAINTAIN THE EXISTING TRIBUTARY
DRAINAGE AREA TO THE EXISTING SPOERLEIN COMMONS DETENTION BASIN. (ADDITIONAL
FIELD TOPOGRAPHY IS NECESSARY TO VERIFY THE EXISTING AREA TRIBUTARY TO THE
BASIN.)
6. UTILITY SIZES AND LOCATIONS SHOWN HEREIN ARE PRELIMINARY IN NATURE AND SUBJECT
TO CHANGE UPON FINAL ENGINEERING DESIGN.
ATTACHMENT 2
3.A.1.b
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Traffic Planning Study
To: Darren Monico
Village of Buffalo Grove
From: Bill Grieve
Date: August 30, 2018
Subject: Proposed Dunkin’ Donuts
Spoerlein Commons
Buffalo Grove, Illinois
Introduction
Dunkin’ Donuts is proposing to relocate from the inline stores at Spoerlein Commons in Buffalo Grove, Illinois
to their own outlot building. The restaurant will have 2,800 square feet of space and a drive-thru for customer
convenience. Gewalt Hamilton Associates, Inc. (GHA) has considered the traffic planning characteristics of the
Dunkin’ Donuts. We offer the following information for your consideration.
Dunkin’ Donuts Traffic Characteristics
• Dunkin’ Donuts trip characteristics follow the “Rule of 65s”:
o About 65% of their business is completed by 10 AM.
o 65% or more of their customers use the drive-thru.
o At least 65% of their business comes from vehicles already traveling the adjacent roads, known as
“pass-by trips”, perhaps as a stop for coffee on their way to work.
o Often, 65% of their business is made by the convenience of right turn in and out movements.
• Exhibit 1 lists the weekday morning and evening and daily traffic generations, based on rate information
published by the Institute of Transportation Engineers (ITE) in the Trip Generation Manual (10th Edition).
• As anticipated, the weekday morning peak hour will be busiest with about 250 trips projected to be
generated (125 in + 125 out = 250 total). The weekday evening peak hour is expected to generate less
than half the morning trips (55 in + 55 out = 110 total).
Traffic Impact Discussion
• Spoerlein Commons has three access drives; one each on Ranchview Court, McHenry Road (IL 83),
and Courtland Drive.
• Based on the trip distribution, 50% of Dunkin’ Donuts trips will be right turn in / out movements at the
access drive on IL 83, which translates into about 1 trip in and 1 trip out during the busiest morning
peak hour. This travel pattern will help minimize the traffic impacts at any one l ocation.
3.A.1.c
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Dunkin’ Donuts
Spoerlein Commons – Buffalo Grove, Illinois
Gewalt Hamilton Associates, Inc. - Page | 2
• Stop bars should be striped for exiting vehicles at all site access drives. This will help ensure vehicles
do not encroach into the sidewalk areas. Stop signs should be posted for exiting vehicles at Ranchview
Court and IL 83.
GHA Dunkin’ Donuts Survey Data
• GHA conducted surveys at five Dunkin’ Donuts restaurants in July 2017. Information was collected
regarding drive-thru versus in-store customer activity, parking needs, drive-thru queuing, and drive-thru
service times. Exhibit 2A summarizes the 2017 survey data.
• Exhibit 2B summarizes survey data collected by GHA at several Dunkin’ Donuts from 2012-2014.
Drive-Thru Operations
• The targeted transaction time from when the Dunkin’ Donuts customer orders to when they pick up
their beverage and/or food is 1 ½ to 2 minutes. This quick timeframe can be accomplished, because
Dunkin’ Donuts has a much more limited menu and there are fewer special order options available than
other coffee shops and drive-thru restaurants.
• The drive-thru beverage and food pick-up window will be located on the south side of the building and
will provide stacking for 9 vehicles (see Exhibit 3). Based on the GHA Dunkin’ Donuts survey data, the
drive-thru stacking provided should readily meet the expected vehicle queuing.
• Only one Dunkin’ Donuts restaurant surveyed at 6332 N. Broadway, Chicago, Illinois (see Exhibit 2A)
had 10 vehicles queued during the morning peak, which likely could be attributable to longer service
times than the targeted transaction time.
Parking Needs
• The GHA survey data indicates that the highest Dunkin’ Donuts parking demand was 14 spaces at a
restaurant in Palatine (see Exhibit 2B).
• The typical peak parking demand ranged from 8-10 spaces.
• We concur with the Kimley Horn Parking Summary dated August 2, 2018 that there will be adequate
parking available at Spoerlein Commons to accommodate the new Dunkin’ Donuts demand.
• Dunkin’ Donuts employees should be encouraged to park in the more remote spots, such as the dead -
end parking aisle on the south side of the building. It would also be helpful to designate a parking space
for drive-thru customers to wait for a large order.
Business Deliveries and Refuse Pick-up
• Baked goods / donuts are generally delivered twice daily at 2 AM and 6 AM.
• Restaurant items (e.g. cups, beverages, etc.) are delivered once a week overnight.
• Most delivery vehicles are usually via smaller trucks. Deliveries tend to take 20 minutes or less.
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Dunkin’ Donuts
Spoerlein Commons – Buffalo Grove, Illinois
Gewalt Hamilton Associates, Inc. - Page | 3
• Refuse removal for Dunkin’ Donuts is typically scheduled two times a week during non-peak hours and
the duration is only for a few minutes.
Conclusions
Based on the Dunkin’ Donuts operating characteristics discussed above, we believe that their proposed
restaurant at Spoerlein Commons in Buffalo Grove, Illinois will function efficiently. Many of the trips generated
will not be new, but will be made by customers already traveling the road system and that will be split among
the shopping center’s access drives. In addition, adequate drive-thru stacking and on-site parking will be
provided to accommodate the busiest activity times, such as the weekday morning peak period.
* * * * * * * * * * * * *
This traffic planning study was prepared by:
William C. Grieve, P.E., PTOE
Senior Transportation Engineer
bgrieve@gha-engineers.com
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ITE Morning Evening
Size Code In Out Sum New In Out Sum New Sum New
Dunkin' Donuts 2,800 SF #937
Walk-in 30 30 60 22 22 44 880
Drive-Thru 96 96 192 32 32 64 1390
Totals =126 126 252 90 54 54 108 38 2270 910
Notes:
1) Sources: Institute of Transportation Engineers (ITE) Trip Generation Manual (10th Edition) and Dunkin' Donuts data.
2) Per ITE and Dunkin' Donuts & Baskin Robbins data, 65% or more of their traffic, particularly in the AM peak hour,
could be "pass-by" in nature.
Part B. Trip Distribution
Percent Use
Route & Direction
McHenry Road (IL 83)
- West of Site 25%50%
- East of Ranchview Court 50%25%
Spoerlein Commons
- Internal Capture 15%15%
Courtland Drive
- West of Site 10%10%
- East of Site <5%<5%
Totals =100%100%
Exhibit 1
Dunkin' Donuts Traffic Characteristics
Spoerlein Commons - Buffalo Grove, IL.
Depart Site ToApproach Site From
DailyWeekday Peak Hours
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Time Drive Thru In Store Total Parking
Supply
Parking
Demand Occupied Queue Service Time
Avg.
Service
Time
6:00-6:15 AM 7 0 7 15 3 20%4 0:50, 1:15 1:02
6:15-6:30 AM 11 3 14 15 6 40%4 1:05, 1:05, 2:15 1:28
6:30-6:45 AM 12 2 14 15 4 27%3 1:30, 1:40, 1:10 1:48
6:45-7:00 AM 12 5 17 15 6 40%5 1:25, 0:50, 1:35 1:16
7:00-7:15 AM 19 5 24 15 6 40%4 2:10, 1:15, 1:05 1:30
7:15-7:30 AM 19 5 24 15 7 47%6 2:05, 1:50 1:58
7:30-7:45 AM 22 6 28 15 9 60%8 2:30, 1:55 2:13
7:45-8:00 AM 22 6 28 15 9 60%8 2:35, 2:00 2:18
8:00-8:15 AM 18 5 23 15 8 53%9 1:55, 1:20, 2:00 1:45
8:15-8:30 AM 20 8 28 15 13 87%8 1:40, 2:00 1:50
8:30-8:45 AM 16 5 21 15 8 53%9 2:12, 4:30, 2:30 3:21
8:45-9:00 AM 25 8 33 15 12 80%9 1:10, 1:55, 2:25 1:50
3-Hour Totals =203 58 261 Max Queue = 9
Peak Hour =82 25 107
% of Total =77%23%100%
Time Drive Thru In Store Total Parking
Supply
Parking
Demand Occupied Queue Service Time
Avg.
Service
Time
6:00-6:15 AM 15 5 20 21 9 43%5 2:10, 1:40 1:55
6:15-6:30 AM 18 4 22 21 7 33%6 3:05, 3;17 3:12
6:30-6:45 AM 16 5 21 21 8 38%5 1:00, 1:03 1:01
6:45-7:00 AM 24 6 30 21 10 48%7 3:23, 1:42 2:33
7:00-7:15 AM 24 8 32 21 13 62%6 2:57, 2:52 2:55
7:15-7:30 AM 22 5 27 21 10 48%7 3:29, 4:12 3:51
7:30-7:45 AM 20 3 23 21 11 52%5 2:25, 3:07 2:46
7:45-8:00 AM 14 1 15 21 10 48%5 2:02, 2:17 2:10
8:00-8:15 AM 18 5 23 21 11 52%6 1:59, 2:41 2:20
8:15-8:30 AM 21 4 25 21 10 48%6 1:38, 2:16 1:57
8:30-8:45 AM 19 3 22 21 11 52%6 1:43, 2:04 1:54
8:45-9:00 AM 31 6 37 21 13 62%7 2:21, 3:01 2:41
3-Hour Totals =242 55 297 Max Queue = 7
Peak Hour =90 22 112
% of Total =80%20%100%
Time Drive Thru In Store Total Parking
Supply
Parking
Demand Occupied Queue Service Time
Avg.
Service
Time
6:00-6:15 AM 7 3 10 16 7 44%3 1:53, 2:11 2:02
6:15-6:30 AM 7 1 8 16 5 31%2 1:41, 1:33 1:37
6:30-6:45 AM 10 4 14 16 7 44%4 2:18, 2:34 2:26
6:45-7:00 AM 19 6 25 16 8 50%7 3:19, 2:49 3:04
7:00-7:15 AM 6 5 11 16 8 50%4 1:41, 2:05 1:53
7:15-7:30 AM 11 3 14 16 6 38%5 2:48, 2:24 2:36
7:30-7:45 AM 10 5 15 16 8 50%5 2:37, 2:41 2:39
7:45-8:00 AM 11 2 13 16 8 50%5 3:10, 2:04 2:37
8:00-8:15 AM 12 2 14 16 9 56%5 2:42, 3:27 3:04
8:15-8:30 AM 9 2 11 16 8 50%3 1:50, 2:44 2:17
8:30-8:45 AM 7 2 9 16 8 50%3 1:38, 1:54 1:46
8:45-9:00 AM 1 4 5 16 9 56%1 1:48 1:48
3-Hour Totals =110 39 149 Max Queue = 7
Peak Hour =46 19 65
% of Total =71%29%100%
2775 Dundee Rd, Northbrook, IL - Observed 07/20/2017
Avg. Service Time = 1:51
Exhibit 2A
Dunkin' Donuts Operations - 2017 Survey Data
369 Rollins Rd, Round Lake Beach, IL - Observed 07/12/2017
Avg. Service Time = 2:26
2900 Belvidere Rd, Waukegan, IL - Observed 07/13/2017
Avg. Service Time = 2:19
3.A.1.c
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Time Drive Thru In Store Total Parking
Supply
Parking
Demand Occupied Queue Service Time
Avg.
Service
Time
6:00-6:15 AM 4 3 7 9 2 22%1 2:10, 0:55 1:33
6:15-6:30 AM 4 4 8 9 2 22%2 1:00, 0:55, 1:20 1:03
6:30-6:45 AM 14 4 18 9 2 22%6 1:45, 5:40, 3:35 3:40
6:45-7:00 AM 14 5 19 9 4 44%7 4:50, 3:45, 1:20 3:18
7:00-7:15 AM 14 3 17 9 2 22%6 2:35, 3:10, 2:05 2:37
7:15-7:30 AM 12 1 13 9 1 11%4 1:30, 2:55, 2:20 2:15
7:30-7:45 AM 15 6 21 9 4 44%6 1:00, 4:15, 3:40 2:58
7:45-8:00 AM 12 8 20 9 5 56%5 2:50, 1:55, 1:20 2:02
8:00-8:15 AM 16 4 20 9 5 56%7 1:40, 2:15, 2:55 2:17
8:15-8:30 AM 11 7 18 9 7 78%4 1:40, 2:35 2:07
8:30-8:45 AM 10 3 13 9 6 67%3 2:10, 2:12, 2:00 2:07
8:45-9:00 AM 11 2 13 9 6 67%4 3:15, 3:08, 1:25 2:36
3-Hour Totals =137 50 187 Max Queue = 7
Peak Hour =54 25 79
% of Total =68%32%100%
Time Drive Thru In Store Total
Patrons
Parking
Supply
Parking
Demand Occupied Queue Service Time
Avg.
Service
Time
6:00-6:15 AM 13 5 18 16 3 19%4 1:50, 1:50, 2:00 1:53
6:15-6:30 AM 11 2 13 16 2 13%4 1:30, 2:05, 1:20 1:51
6:30-6:45 AM 21 2 23 16 1 6%7 2:40, 2:30, 3:15 2:48
6:45-7:00 AM 17 4 21 16 3 19%4 1:30, 1:35, 3:15 1:38
7:00-7:15 AM 18 2 20 16 4 25%6 2:08, 2:35, 1:30 2:04
7:15-7:30 AM 18 5 23 16 6 38%6 3:10, 2:00, 2:45 2:38
7:30-7:45 AM 22 5 27 16 9 56%8 1:29, 1:59, 3:40 2:22
7:45-8:00 AM 19 3 22 16 8 50%10 4:00, 4:20, 2:20 3:33
8:00-8:15 AM 26 2 28 16 5 31%10 1:18, 3:20, 4:20 2:59
8:15-8:30 AM 20 5 25 16 8 50%8 3:45, 1:45, 3:50 3:07
8:30-8:45 AM 13 3 16 16 7 44%5 1:35, 2:00, 3:15 2:16
8:45-9:00 AM 4 1 5 16 8 50%2 1:30, 2:15 1:53
3-Hour Totals =202 39 241 Max Queue = 10
Peak Hour =87 15 102
% of Total =85%15%100%
6332 N. Broadway Ave, Chicago, IL - Observed 07/12/2017
Avg. Service Time = 2:25
8080 N. Milwaukee Ave, Niles, IL - Observed 07/13/2017
Avg. Service Time = 2:23
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Survey Dates: AM Peak Period in 2012 - 2014
Supply Demand Occupied Queue Wait
Bartlett, IL.13 6 46%4 3.5 minutes
751 S. Route 59
Mt. Prospect, IL.6 1.5 minutes
Lake Avenue @ Wolf Road
Libertyville, IL.3 < 1 minte
121 N. Milwaukee Avenue
Chicago, IL.29 9 31%4 2.5 minutes
Addison St. @ Elston St.
Lake Zurich, IL.26 6 23%3 1.5 minutes
485 South Rand Road
Rolling Meadows 4 2 minutes
3350 Kirchoff Road
Mundelein, IL.6 2.5 minutes
722 S. Route 83
Palatine, IL.30 14 47%5 2 minutes
Route 53 @ Palatine Road
Mundelein, IL.13 10 77%6 3 minutes
US 45 @ Hawley Street
Arlington Heights, IL.16 5 31%8 3.5 minutes
1010 E. Rand Road
Arlington Heights, IL.10 5 50%4 3.5 minutes
122 S. Arlington Heights Rd.
Zion, IL.10 7 70%3 2 minutes
2101 Sheridan Road
Waukegan, IL.20 6 30%3 2 minutes
Lewis Avenue
Round Lake, IL.18 10 56%8 4 minutes
369 E. Rollins Road
Dunkin' Donuts Operations - 2012-2014 Survey Data
Parking Statistics
Location
Drive-Thru Statistics
Exhibit 2B
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10/3/2018
MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE
VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD,
BUFFALO GROVE, ILLINOIS ON WEDNESDAY, OCTOBER 3, 2018
Call to Order
The meeting was called to order at 7:30 PM by Chairman Frank Cesario
Public Hearings/Items For Consideration
1. Consider Approval of a Variation for a Recreational Vehicle (Pop -Up Camper) to be
Stored in the Side Yard at 618 Bernard Drive (Trustee Stein) (Staff Contact: Chris
Stilling)
Ms. Laurel Brannan, 618 Bernard Drive and Ms. Therese Marsh, 594 Bernard Drive,
were present and sworn in.
Ms. Brannan explained that she is requesting a variation for their small camper. They
have had the camper at this location for 5 years. The camper is located behind a fence.
The camper is not visible and the location provides easy access to the street. There is no
other location on the property for the camper and they would not have any access if the
camper was placed elsewhere on the property. To put the camper in storage would be a
hardship since they use the camper all the time. They use the camper in the spring and
the fall outside the timeframe of what is allowed by the Ordnance. They have a one car
garage and the camper will not fit in the garage.
Ms. Marsh added that she had never noticed the camper was even there until it was
pointed out to her. People drive fast on Bernard and the Brannan’s always exit the
property safely with the camper. You really have to look to find the camper behind the
fence. She noticed the public hearing sign before she noticed the camper. She does not
have any complaints. The camper does not obstruct any views. She only sees the
camper when they are prepping it to leave with it.
Ms. Brannan provided signed statements from the neighbors that have no objections.
Com. Weinstein thanked the Petitioner for screening the camper and being a good
neighbor. He asked the Petitioner if she has read the proposed conditions in the sta ff
report and if she would be amenable to adding two additional conditions. The first is that
the variation is limited to this camper or one similar; and second that the fence is required
to be maintained. Ms. Brannan responded yes, she will accept the two additional
conditions. Com. Weinstein added that the camper should remain below the fence and
not be propped up off the ground. Ms. Brannan agreed.
Com. Khan asked how long the Petitioner had lived at this residence. Ms. Brannan stated
that she has lived here for five years. Com. Khan asked if the fence existed when the
Petitioner purchased the home. Ms. Brannan advised that they installed the fence after
they moved in. Com. Khan asked if the home has a one car garage. Ms. Brannan
responded yes. Com. Khan asked how many cars the Petitioner has. Ms. Brannan
responded they have two cars. Com. Khan asked why the camper cannot fit in the
garage. Ms. Brannan explained there would be no room to walk around the camper in the
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garage and the camper would barley fit through the door. Ms. Akash stated that staff
went out and measured and the camper most likely would not fit through the garage door
opening, it would get stuck. Ms. Brannan added that the camper would damage the trim
around door if they tried to make it fit in the garage. Com. Khan asked if the variation is to
allow the camper to be located three feet off the property line and to allow the lower
height of the fence. Ms. Brannan responded yes. Com. Khan confirmed with the
Petitioner that the variation is not for the location of the camper but for the setback and
fence height. Ms. Brannan responded yes.
Ch. Cesario read the letters submitted by the Petitioner into the record and advised that
the letters would be marked as Exhibits 2 and 3. Ch. Cesario stated that he understands
the reason for the request. This camper moves, is in good condition and can barely be
seen.
Com. Khan asked staff to provide more information with future requests. He would like
exact dimensions of the recreational vehicle and the dimensions of the garage. He stated
that there are possible solutions, including storing the vehicles in the garage. He wants to
protect the Ordinance. In the 18 years that his neighbor has had a boat, he barely ever
sees the boat. Ms. Akash advised that sta ff did measure and the Petitioner’s garage door
is seven feet wide compared to the width of the camper, which is seven feet one inch
wide. Ms. Woods added that staff considers the Ordinance as well when reviewing the
variation requests.
Com. Au asked if the neighboring home shown in the photograph in the staff report is Ms.
Marsh’s home. Ms. Marsh advised that her home is one home over from the neighboring
home in the photograph. Com. Au asked the Petitioner if she spoke with the neighbor
whose home is shown in the photo. Ms. Brannan stated that she did speak with that
neighbor and they did not have an issue. Com. Au asked staff if any inquiries were
received regarding this request. Ms. Akash advised there were none.
Mr. Alex Ganzman, 981 Indian Spring Lane, was present and sworn in. Mr. Ganzman
asked staff how many hearings were conducted prior to passing the current Ordinance.
He also asked what input was taken before enacting the current Ordinance.
Ch. Cesario explained to Mr. Ganzman that the Village held multiple public hearings
before a draft Ordinance was presented to the Village Board. Many property owners
appeared and testified. Mr. Ganzman asked why there has not been any communication
since the Ordinance was approved. Ch. Cesario explained that there is a lot of
information out there concerning the regulations. Ms. Woods added that staff has been
working diligently to get the word out. There have been articles in the Village Newsletter
and the E-News and pamphlets have been distributed since June. Door hangers were left
at properties that have been identified with RV’s that may not meet the Ordinance. Mr.
Ganzman stated that he would have liked to have seen more input from property owners
before the Ordinance was approved.
There were no additional questions or comments from the Commissioners. There were
no additional questions or comments from the audience.
Ch. Cesario entered the Staff Report dated October 3, 2018 as Exhibit 1 and the
Petitioner’s letters as Exhibits 2 and 3.
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The public hearing was closed at 7:51 PM.
Moved by Com. Weinstein, seconded by Com. Khan, to grant a variation to the RV
regulations to allow a pop-up camper to be stored in the side yard year-round, subject to
the following conditions:
1. The variation shall apply to the pop-up camper that has a size and shape reasonably
consistent with the materials provided as part of the petition.
2. The variation shall not run with the land.
3. There will always be a fence or screening similar in size and shape of the existing fence,
which currently is four feet eight inches tall, and shall be maintained in a manner
acceptable by Village staff.
4. The camper will not be raised or elevated or stored in a manner higher than what
presently exists.
Ch. Cesario stated that the fence hides the camper. He had to look to see it. The camper
is used and maintained. The lot is pie-shaped and narrow. The variation makes sense
and he is supportive of the request.
RESULT: APPROVED [UNANIMOUS]
MOVER: Mitchell Weinstein, Commissioner
SECONDER: Zill Khan, Commissioner
AYES: Cesario, Goldspiel, Khan, Weinstein, Au
ABSENT: Adam Moodhe, Matthew Cohn, Scott Lesser
2. Consider Approval of an Amendment to Special Use Ordinance 97-4 as Amended by
Ordinances 2018-019, 2017-050, 2015-56, and 2016-048 and Preliminary Plan Approval
(Trustee Ottenheimer) (Staff Contact: Chris Stilling)
Mr. Brian Paul, Premier Design & Build Group, 1000 W. Irving Park Road, Itasca, IL
60143, was present and sworn in.
Mr. Paul reviewed the request. This request is similar to the prev ious approval given for
the building addition. The Special Use needs to be amended to include a minimal change
to the plan. The subject area is now occupied by the Kids Club, which is part of the
existing building. The Petitioner knew at some point that th is area would need to be
redesigned. They want to remove the existing Kids Club area and add a two-story
addition that would incorporate into the existing building and the approved addition. With
the construction of the new Woodman’s Grocery Store just to the south, they will not be
able to come back at a later date to do so. This new two story addition area would be
added and the other addition would remain unchanged. The proposed area would square
off the building. The parking lot modifications are complete. The footprint of the building
on the north and east elevations would remain unchanged. Mr. Paul reviewed the existing
footprint of the building. This proposed change will not impact the business operations
internally. The Petitioner is no longer constructing a basement within the previously
approved addition. The proposed change would save time and allow them to incorporate
some of the elements that would have gone into the basement. Mr. Paul reviewed the
new proposed elevations and site plan. The proposed two story addition would barely be
seen from the front of the building.
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Com. Goldspiel asked if the new proposed addition would have any effect on the site
engineering or cause any issues. Mr. Paul explained that the impervious surface
coverage would remain unchanged. The calculations are compliant. He is confident
drainage would remain unchanged. There is a retention pond on the property adjacent to
Woodman’s. Com. Goldspiel asked if there would be a floodplain or floodway impact. Mr.
Paul responded there would not be any issues. Com. Goldspiel believes that the
proposed addition would create a very long wall in the back of the building. Mr. Paul
responded that the back of the building backs up to the back of the Woodman’s building
and would not be visible from Deerfield Parkway. In addition, the length of the rear of the
building is only one tenth the length of the Woodman’s building. Com. Goldspiel asked if
the elevation could be softened. Mr. Paul responded that it is the rear of the building with
no public access. The building is screened by the Woodman’s building and is not visible
from Deerfield Parkway. The Petitioners have spent a lot of money to enhance the front
of the building and this is just a small added wall. Com. Goldspiel asked about the
spacing between the two buildings. Mr. Paul explained that there is currently an eight foot
wide asphalt path that will continue to be maintained and is used by the Sky Fitness
employees. It is not a vacant alley. Com. Goldspiel asked if there is security lighting at
the rear of the building. Mr. Paul advised that there is security lighting at the rear in
addition to the security lighting that Woodman’s has at the back of their building.
Com. Weinstein noted that on page 20 of the packet, the square footage is noted as
approximately 29,255 square feet of additional space. He asked if that was accurate. Mr.
Paul explained that they would be adding only 4,650 square feet with this small addition.
The 29,255 square feet is inclusive of the 4,650 square feet and will replace what was
previously approved. Ms. Woods added that the request in front of the Planning & Zoning
Commission (PZC) is for the 4,650 square foot addition and that the Petitioner is no
longer adding a basement to the previously approved addition. Mr. Paul concurred that
with the elimination of the basement, the project will net less square footage than what
was previously approved.
Com. Au asked if there is or will be security cameras at the back of the building. Mr. Paul
responded that the Petitioner already has a very robust security plan in place.
Ch. Cesario believes that this request to amend is straightforward and frankly unchanged
from the previously approved plan. He is okay with staff’s recommendation.
There were no additional questions or comments from the Commissioners. There were
no questions or comments from the audience.
Ch. Cesario entered the Staff Report dated October 3, 2018 as Exhibit 1.
Mr. Paul thanked the PZC and appreciates the process. He asked for approval of the
amendment. The Petitioner is looking to maximize the property in order to allow them to
compete in the market. Overall, he believes the proposed addition is a better plan.
The public hearing was closed at 8:17 PM
Moved by Com. Weinstein, seconded by Com. Khan, to recommend to the Village Board
to approve the amendment to the Special Use, subject to the following condition:
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1. The project shall conform to the plans attached as part of the petition.
Com. Weinstein stated that he is in favor of the request. He has no concerns regarding
the new rear elevation of the building. The request is straightforward.
Ch. Cesario stated that he is comfortable and believes the Petitioner has done a terrific
job. The site line is clear and he is not concerned. The plan wor ks well with the
Woodman’s building.
RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
MOVER: Mitchell Weinstein, Commissioner
SECONDER: Zill Khan, Commissioner
AYES: Cesario, Goldspiel, Khan, Weinstein, Au
ABSENT: Adam Moodhe, Matthew Cohn, Scott Lesser
Regular Meeting
Other Matters for Discussion
None.
Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Sep 5, 2018 7:30 PM
Moved by Com. Au, seconded by Com. Weinstein, to approve the minutes of the
September 5, 2018 regular meeting as submitted.
RESULT: ACCEPTED [4 TO 0]
MOVER: Amy Au, Commissioner
SECONDER: Mitchell Weinstein, Commissioner
AYES: Frank Cesario, Stephen Goldspiel, Mitchell Weinstein, Amy Au
ABSTAIN: Zill Khan
ABSENT: Adam Moodhe, Matthew Cohn, Scott Lesser
Chairman's Report
None.
Committee and Liaison Reports
Ch. Cesario advised that he attended the September 17, 2018 Village Board meeting. The
following agenda items were approved by the Board:
1. Units of Northwest Chicago, 355 Hastings Drive
2. Courtyards at the Woodlands - entrance signs
3. True North Energy, 185 Milwaukee Avenue
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4. The Ordinance vacating a portion of the St. James Circle right-of-way.
Staff Report/Future Agenda Schedule
Ms. Woods advised that the October 17, 2018 PZC regular meeting is tentatively canc elled. Staff
needs the Commissioners IPads to install an update. She reminded the PZC of the upcoming
October 30, 2018 training. She also advised that an update to the Comprehensive Plan should be
forthcoming in 2019.
Public Comments and Questions
None.
Adjournment
The meeting was adjourned at 8:24 PM
Chris Stilling
APPROVED BY ME THIS 3rd DAY OF October , 2018
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10/30/2018
MINUTES OF THE SPECIAL MEETING OF THE PLANNING AND ZONING COMMISSION OF THE
VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD,
BUFFALO GROVE, ILLINOIS ON TUESDAY, OCTOBER 30, 2018
Call to Order
The meeting was called to order at 7:40 PM by Chairman Frank Cesario
Special Meeting
1.Planning & Zoning Commissioner Training Workshop (Trustee Ottenheimer) (Staff
Contact: Nicole Woods)
Members present: Ch. Cesario, Com. Weinstein, Com. Khan, Com. Goldspiel, Com.
Cohn, Com. Lesser, Com. Moodhe and Com. Au.
Cindy Winland and Laurie Marston, presented to the Planning and Zoning Commission
(PZC) regarding the roles and responsibilities of the Commission. The topics of
discussion included:
- Overview of the Comprehensive Plan, which included issues such as public
participation, plan implementation and working with the public.
- Foundation of Zoning and Development Regulations, which included regulating
developments, Buffalo Grove's regulations and our Zoning ordinance.
- Zoning, included the types of zoning districts, keeping the zoning ordnance current,
types of zoning approval, Planned Unit Developments, annexations and our Building
Code and Sign Code.
- Other Jurisdictions, which included relationship with other entities, the role of the PZC,
the role of elected officials and working with elected officials, the role of the Planner and
working with the Planner, the role of staff and working with staff, the role of the Village
Attorney and the role of the developer.
- Responsibilities of the PZC, which included items not subject to review by the PZC, the
responsibilities of the PZC Chair, taking testimony and public hearing procedures.
- Findings of Fact, special uses and the standards, variations and their standards.
- Ethics, conflicts of interest, appearance of impropriety and conflicts.
- Opens Meeting Act
2.Public Comment and Questions
None.
Adjournment
The meeting was adjourned at 9:47 PM
Chris Stilling
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APPROVED BY ME THIS 30th DAY OF October , 2018
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