2012-02-15 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission
Document Type: ❑A e
g nda 0 Minutes
Meeting ate: 02/15/2012
Type of Meeting:
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
February 15, 2012
The Plaza Verde East shopping center, 1205-1349 Dundee Road,
Buffalo Grove, Illinois
Chairman Smith 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 Smith
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 Smith
Ms. Bocek
Mr. Khan
Mr. Stark
Mr. Cohn
Mr. Weinstein
Ms. Johnson
Commissioners absent: Ms. Myer
Also present: Mr. Lawrence Freedman, Attorney at Law
Mr. David Mangurten, KMA & Associates
Mr. David Miller, Sam Schwartz Engineering
Ms. Beverly Sussman, Village Trustee
Mr. William Raysa, Village Attorney
Mr. Robert Pfeil, Village Planner
The following exhibits were presented by the petitioner at the public hearing:
Exhibit 1: Original landscape plan prior to introduction of the drive through, dated April 13,
2011
Exhibit 2: New proposed landscape plan, dated January 18, 2012
Exhibit 3: Changes to the east elevation for the service window, dated January 18, 2012
Exhibit 4: Rear south elevation of the building, dated January 18, 2012
Exhibit 5: Overall Plan, dated February 10, 2012 showing the relocation of the two
accessible spaces from the south side of the building to the west side
Exhibit 6: Detail Plan showing all four accessible spaces, dated February 10, 2012
Exhibit 7: Auto turn driveway diagram dated February 15, 2012
Exhibit 8: Auto turn driveway diagram dated February 15, 2012
Exhibit 9: Memo from Robert Pfeil to the Plan Commission dated February 13, 2012
Mr. Freedman stated about a year ago they had come forward with a plan to replace The
Melting Pot Restaurant which has been done as the lease was terminated by mutual
agreement. We asked to replace it with what they anticipated would be three food service
uses. They had Noodles and Company and ultimately Moe's and the third site was out for
lease. They were then approached by Starbucks but an integral part of leasing the third space
was that there had to be a drive through facility. That is what has really motivated this entire
process.
Mr. Freedman noted they are seeking to amend their existing approvals, including the
necessary variations in order to accommodate a Starbuck's coffee shop as the third user.
Mr. David Mangurten stated they are seeking an amendment to a PUD and a special use for a
drive through facility. The four variations they are seeking are first to allow a two car variation
for the stacking from the ordinance requirement of 10 to 8. Secondly, to allow an
encroachment of 2 feet for the service window along the east side of the building to allow a 23
foot setback in lieu of 25 feet. They are also seeking to allow a parking variation from the
required 511 spaces to 493 spaces and they are also seeking a landscaping variation to allow for
10 feet 9 inches instead of 25 feet.
In order to show the how the plan has changed from the approved plan back in May Mr.
Mangurten reviewed two landscape plans; one was the plan prior to the drive through. This
plan shows the trash enclosure shown in the south parking field with access at the north end of
the parking. They were saving 4-5 trees but were asked by Starbuck's to create a drive through
and the east side of the building worked well for this request as it would allow them to enter
the parking field and drive around the building and exit.
Mr. Mangurten reviewed the changes on the new proposed landscape plan. He noted they are
still using the same concept of three different size plants; ornamental trees, flowering and
evergreen shrubs and flowering perennials and ornamental grasses. But in order to create the
drive through they had to make the following changes:
1. Relocate the trash enclosure from the Arlington Heights Road side to an internal side
2. Elimination of an access to the parking field and moving it to the south end to allow
cars to come into the property
Mr. Mangurten stated that not reflected in either of the plans is the desire of staff and the
public to move two handicapped spaces to the western side of the building which they did. He
also noted that now they are only targeting one tree removal now instead of the original four.
They have also added a bunch of trees. They also created an access along Dundee Road to
allow pedestrians to find their way to the sidewalk along the west side of the building and into
the building. In the previous scheme they had a connection to Arlington Heights Road which
they are maintaining. Also, at the suggestion of the Plan Commission regarding the headlights
of the cars that would be coming through the drive through and the effect on the corner, they
have now placed four foot high evergreen trees.
Mr. Mangurten stated they have not shown the bicycle rack on the drawings but they will be
providing one.
Mr. Mangurten noted those are the major differences between the two plans. The character of
the building did not change and they were able to maintain the heavily landscaped corner
which they had planned to provide from the beginning.
Mr. Mangurten reviewed the changes to the east elevation of the building where the service
window is located and they were able to fit it in right within the eyebrow canopy and maintains
the same character they had before. Also he pointed out where the back room for Starbucks
would be noting that the windows will be opaque glass at that point.
Mr. Mangurten reviewed the rear south elevation noting that the only change was between the
door and panel and a slight move requested by Starbucks which gives them more freedom in
their back room planning.
Mr. Raysa stated his first page on the Board's packet is different than what is shown on the
screen. He noted his first page sheet 1 is dated February 10, 2012 and it does show the
handicapped parking on the west south side.
Mr. Mangurten noted the documents he showed were just to show the history between the
previous approval and tonight. He noted he has the plan referred to by Mr. Raysa with him.
Mr. Raysa asked that said plan be introduced as an exhibit.
Mr. David Miller of Sam Schwartz Engineering stated they had prepared a traffic report which
included parking information as well. The focus of the traffic study was primarily internal to the
site. As far as the parking the code calls for 511 spaces for the entire site and they are
providing at least 493. They also referenced two sources used in the parking profession. One
from the Institute of Transportation Engineers Parking Generation report and the other is from
the Urban Land Institute. Both reports showed significantly less demand than the Village
requirement. From ITE and for an overall center of this size it would be about 383 spaces
required and with Urban Land Institute it would be 450. Even using the 450 number you are
considerably less than what is required by the Village. The parking at the back end on the east
side of the Walgreens is not used very much and therefore he feels the parking is more than
adequate to accommodate the site.
Mr. Miller stated that based on studies they have done at similar coffee shops like Starbucks
they have found the maximum stacking in the morning was up to 8 cars and therefore they
have made the recommendation to go to 8 car stacking.
Mr. Miller noted the internal access and circulation drive was moved to the south end and they
looked at that specifically as it relates to service vehicles such as garbage trucks going to the
trash receptacle there and actually did turning movements on that and found it would work.
In summary Mr. Miller noted from a traffic and parking standpoint he feels what is proposed
should work very adequately.
Chairman Smith asked that the special use criteria be addressed.
Mr. Freedman stated basically they established the special use criteria previously when the
special use was granted and the changes being sought here do not impact any of the standards
negatively.
He stated the following for the special use criteria:
1. It has already been established that these particular kinds of restaurant uses and the
initial approve will meet that criteria. If anything, by adding this particular use which
is dependent on a drive through, it is probably the most special sought after retailer
anywhere today. This will go even further to establish a public convenience and
probably a need and it is clear that based upon the way that the stacking has been
increased to 8 cars and based upon the way the landscaping has been designed to
be sufficient screening for car lights and otherwise, there is no negative impact that
will be generated by this amendment.
2. Location, size, use and intensity of the operation will be in harmony and will be a
process of an orderly development in the district. All they are really introducing
here as a change is the drive through and based upon the previous comments made
it has been designed to meet that standard.
3. The special use will not be injurious to the use and enjoyment of other property in
the immediate vicinity as it is already permitted in the district nor will it substantially
diminish and impair other values in the neighborhood. This is an appropriate use
and a commercial use in a commercial center on a commercial corner and it will be
compatible. It will probably attract the appropriate kind of business traffic that will
enhance the use other uses in the area.
4. The nature, location and size of the structures involved with the establishment of
the special use will not impede, hinder or discourage the development and use of
adjacent land and buildings in accord with the zoning district. The area is totally
development and development is a non-factor.
5. Adequate utilities, access roads, drainage, and/or other necessary facilities are all
there and are not being changed or affected by the proposal.
6. Parking areas shall be of adequate size and will be properly located and screened
from adjoining residential uses which are not applicable. The entrance and exit
driveways to and from those areas shall be designed so as to prevent traffic hazards,
eliminate nuisance and minimize traffic congestion to the public streets. The
conclusions of Mr. Miller's report substantiate that finding.
Commissioner Stark reviewed the west elevation and asked if there are entrances only to
Noodles & Company.
Mr. Mangurten stated that was correct. There are 3 tenants in the building and Noodles
occupies the western most, Moe's occupies the center and Starbuck's will occupy the east
so the only tenant on the west is Noodles and they opted for another entrance.
Commissioner Stark asked if the foundation of the existing site remains the same as the old
restaurant.
Mr. Mangurten stated no. The entire building was raised with the footings removed and
this is all new foundation.
Commissioner Stark noted that in theory the footprint of the whole building could have
been moved to avoid the variations.
Mr. Mangurten stated that had they known there was going to be a drive through that
might have been a possibility. He noted the old building had a lot of ins and outs and was
actually built in several additions. The main building had a shed roof for a portion and he
found at least two additions when he went through the documents. He stated they put the
new building on the eastern edge and they did not want to change the parking fields to the
south and the west. Basically they took the footprint of the old restaurant and provided this
building over that footprint.
Commissioner Bocek asked if the east elevation was opaque.
Mr. Mangurten stated yes.
Commissioner Bocek asked if the glass will be a reflective glass that you cannot really tell if
it is opaque.
Mr. Mangurten stated it is going to be a light gray.
Commissioner Bocek asked if it will be kind of reflective so it blends in with the background
instead of being obvious.
Mr. Mangurten stated they have done other projects with the light gray and it is kind of a
middle ground.
Mr. Mangurten noted that true reflective glass during the day you cannot see in and at
night it is transparent. This will not be like that but somewhat opaque because inside it will
be the back room of people working.
Commissioner Bocek asked for an explanation of the two other variances for the setback
and the landscape area and that they will in no way negatively impact the development.
Mr. Mangurten stated they are still providing a lot of landscaping, much more than was
ever there and more colorful and attractive, so they feel they are really enhancing the
corner which was the intent from the beginning. The actual 2 foot encroachment is just for
the service window and it is almost unnoticeable as it is within the eyebrow canopy.
Commissioner Khan noted the north elevation has the name of all three restaurants but the
south elevation it has only the name of Moe's. He asked why the other two names were
not there as well.
Mr. Mangurten stated that goes back to the signage. He stated they sought a variation to
permit two signs on this building for each tenant. So each tenant had the option to either
have a sign on Dundee Road and a sign to the south but you could not have signs on the
east or west and the sign to the south. Since Noodles has the sign to the west and to the
north and Starbuck's has a sign to the north and the east, they do not have a sign in the
back. Although the ordinance does allow tenants on a corner to have two signs Starbuck's
was entitled to those two but in deference to the ZBA they did downscale their allowed
area. He further noted Moe's will use their south door as an entrance as will Noodles.
Commissioner Khan stated Mr. Kuenkler had made a comment that he needs some
additional easement for the water main on the site.
Mr. Mangurten stated the civil engineer, McBride Engineers will be working to satisfy Mr.
Kuenkler's requirement.
Mr. Freedman stated they have conferred with Mr. Kuenkler.
Commissioner Khan read a comment made by Commissioner Weinstein at the last meeting
relating to the auto turn for the refuse truck. The comment was "would it be difficult for a
garbage service truck to maneuver the trash enclosure area." The response was "the traffic
report shows how the maneuver can be made and it works well." The report shown looks
like the wheels are literally hugging the landscaped island. The entrances at the Burger King
in this center has such an island and it is in very bad condition as refuse trucks and all other
trucks had to go over the island. He noted on any given day the truck drivers can drive over
the island and there will be tire ruts in the island.
Mr. Miller stated he does not feel that is a problem but if need be the piece can be cut back
a foot or two.
Mr. Mangurten stated that even though the exhibit shows it is touching in one spot there is
actually a lot more room on the other side. Graphically it looks like it is touching the curb
but in reality there are another few feet so that the auto turn can clear it.
Mr. Miller stated they work with the auto turns on a lot of projects and they do try to have
at least a foot or two of clearance. They will still try to cut it back a bit more and it won't be
a problem.
Commissioner Weinstein asked if garbage trucks are pulling in from Arlington Heights Road
and almost making a U turn.
Mr. Miller noted the question is if a garbage truck is coming in either from the north or
south on Arlington Heights Road heading west is then coming into the drive. He stated they
are trying to demonstrate here it does take possibly a second maneuver as it is not a full U
turn for the trucks although it is for the cars. He stated not all the trucks will be coming
from Arlington Heights Road but also from Dundee Road from the west. The other thing is
that most of the time garbage trucks come during off hours or early in the morning.
However, if a garbage trucks does come in here it is difficult to make the complete U turn.
Once they are inside it is not a problem. He stated they are showing the trucks would have
to come in to a point, back up and then be able to turn in. It is not a complete maneuver
but in his opinion during the time these trucks typically would be coming in it would not
present any kind of operational problem. The parking on the east side of Walgreens along
this area is not heavily used anyway and it will not present a problem.
Commissioner Weinstein stated his concern is that a truck would be backing up into the
driveway where a car is coming in from Arlington Heights Road headed for the Starbuck's
drive through.
Mr. Miller stated the time that it makes that maneuver would not create a concern. It may
also be that the trucks will learn that it is easier to come in from the other way.
Commissioner Weinstein asked for confirmation of the materials to be used for the trash
enclosure.
Mr. Mangurten stated it is already on the construction drawings as masonry the same as
the building.
Mr. Sussman noted concern with high school students coming across the street and going
across the drive through.
Mr. Mangurten stated cars will be moving a few miles per hour compared to 45 miles per
hour on the streets. The risks are much less here than crossing the street. He also noted
signage would be put up.
Mr. Sussman stated he believes that when kids are involved there should be a zero
tolerance.
Mr. Pfeil stated that on Mr. Sussman's point he will check to see the crosswalk signage can
be used to alert both motorists and pedestrians, and to consult with the Village Forester to
make sure that landscape plantings don't obstruct the line of sight for pedestrians
motorists.
There being no further comments or questions from anyone else present, Chairman Smith
closed the public hearing at 8:25 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
ERIC SMITH, Chair
Board or Commission: ❑ Plan Commission
Document Type: ❑A e
g nda 0 Minutes
Meeting ate: 02/15/2012
Type of Meeting: ❑ Regular Meeting
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
February 15, 2012
Plaza Verde East, amendment of planned unit development and special
Use for a drive-through facility, 1205-11 Dundee Road in the B-3 District
Chairman Smith called the meeting to order at 8:25 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Smith
Ms. Bocek
Mr. Khan
Mr. Stark
Mr. Cohn
Mr. Weinstein
Ms. Johnson
Commissioners absent: Ms. Myer
Also present: Mr. Lawrence Freedman, Attorney at Law
Mr. David Mangurten, KMA & Associates
Mr. David Miller, Sam Schwartz Engineering
Ms. Beverly Sussman, Village Trustee
Mr. William Raysa, Village Attorney
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Weinstein, seconded by Commissioner Khan to approve the minutes
of the regular meeting of February 1, 2012. All Commissioners were in favor of the motion and
the motion passed unanimously.
COMMITTEE AND LIAISON REPORTS
Commissioner Bocek attended the Village Board meeting on February 6, 2012 and stated there
was a referral of the Hawthorn Racecourse with a petition for a special use to operate an inner
track wagering facility at the Village Bar and Grill at the golf course. She stated they are looking
into the possibility of using the banquet room which will have a separate door. There were
some concerns from the Board concerning parking, reviewing the signage package and what
the impact might be on the golf course and the municipal campus and what the capacity of the
use of the current banquet facility would be. The Police Chief mentioned that currently the
operation has minimal impact to the public welfare.
PLAZA VERDE EAST, AMENDMENT OF PLANNED UNIT DEVELOPMENT AND SPECIAL USE FOR A
DRIVE-THROUGH FACILITY, 1205 DUNDEE ROAD IN THE B-3 DISTRICT
Moved by Commissioner Weinstein, seconded by Commissioner Stark to recommend approval
to the Village Board of the petition for approval of an amendment of a planned unit
development in the B-3 District and a special use for a restaurant drive-through facility with the
following variations: Zoning Ordinance —Section 17.36.040.F.2. —To provide a minimum of 493
off-street parking spaces for the development instead of the required 511 spaces; Section
17.36.040.F.3. — To allow eight vehicle stacking spaces instead of ten spaces for the customer
service lane of the drive-through facility; and Section 17.44.040.D.4. —To allow reduction of the
building setback to 23 feet instead of 25 feet to accommodate the service window of the
drive-through facility and to allow reduction of the width of the landscaped yard to 10 feet, 3
inches instead of 255 feet in the east yard along Arlington Heights Road.
Commissioner Cohn stated he will vote in favor of this motion. On the pedestrian and student
issue he stated he is sympathetic to the public comment but there is a point where we have to
trust that people know how to cross the street and look both ways. He stated he has to believe
that if students have made it across Arlington Heights Road or Dundee Road they should be
able to make it across a drive-through. He stated he knows that in Starbuck's drive-through
there are many drivers who are fiddling with their coffee and their cell phones and whatever
and the most responsible thing we can do is have signage in both places; one on the sidewalk
that says look both ways and one sign for the drivers. There is really nothing that as a
Commission can do more.
Chairman Smith called for a vote on the motion and the vote was as follows:
AYES: Bocek, Khan, Stark, Cohn, Weinstein,Johnson, Smith
NAYS: None
ABSENT: Myer
ABSTAIN: None
The motion passed 7 to 0.
VILLAGE ZONING MAP—ANNUAL REVIEW
Mr. Pfeil noted that there were no changes to district boundaries, but a number of special use
designations have changed. Several day care homes have been deleted and the Xtreme
Trampoline special use has been added.
Moved by Commissioner Weinstein, seconded by Commissioner Bocek to accept the Village
Zoning Map Annual Review. All Commissioners were in favor of the motion and the motion
passed unanimously.
CHAIRMAN'S REPORT— None
FUTURE AGENDA SCHEDULE
Mr. Pfeil said the next regular meeting is scheduled for March 7, 2012. It appears that the
proposal for an off-track betting facility at the Village Bar & Grill will be scheduled for a
workshop.
PUBLIC COMMENTS AND QUESTIONS— None
STAFF REPORT
Mr. Pfeil commented that the Zoning Board of Appeals will have another review of the draft
Village Sign Code on February 21, 2012. The Plan Commission's comments were added to the
document, including revisions about electronic signs.
NEW BUSINESS— None
ADJOURNMENT
Moved by Commissioner Cohn, seconded by Commissioner Johnson and carried unanimously to
adjourn. Chairman Smith adjourned the meeting at 8:32 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
ERIC SMITH, Chair