2012-02-01 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission
Document Type: ❑A e
g nda 0 Minutes
Meeting ate: 02/01/2012
Type of Meeting: ❑ Regular Meeting
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
February 1, 2012
Plaza Verde East, amendment of planned unit development and special
Use for a drive-through facility, 1205 Dundee Road in the B-3 District
Workshop#2
Chairman Smith called the meeting to order at 7:30 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Smith
Ms. Bocek
Mr. Khan
Mr. Stark
Mr. Cohn
Ms. Myer
Mr. Weinstein
Ms. Johnson
Commissioners absent: None
Also present: Mr. Lawrence Freedman, Attorney
Mr. David Mangurten, KMA & Associates
Mr. David Miller, Sam Schwartz Engineering
Ms. Beverly Sussman, Village Trustee
Mr. Andy Stein, Village Trustee
Mr. Mike Terson, Village Trustee
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES— None
COMMITTEE AND LIAISON REPORTS
Commissioner Cohn attended the Village Board meeting on January 23, 2012 and there were no
referrals for the Plan Commission. He noted that Lux Cars Chicago was granted a transfer of the
special use originally approved for Prestige Auto for the car sales and leasing facility at 88
Dundee Road.
Commissioner Myer attended the Village Board meeting on January 9, 2012 and there were
items relative to the Plan Commission.
PLAZA VERDE EAST, AMENDMENT OF PLANNED UNIT DEVELOPMENT AND SPECIAL USE FOR A
DRIVE-THROUGH FACILITY, 1205 DUNDEE ROAD IN THE B-3 DISTRICT—WORKSHOP #2
Mr. Freedman stated they would address some of the issues presented at the last workshop
session.
Mr. Mangurten stated they are seeking a special use and several variations. At the last
workshop the Plan Commission had requested six items be discussed:
1. Increasing the number of car stacking spaces for the drive-thru lane
2. Moving the trash enclosure away from Arlington Heights Road
3. Creation of additional pedestrian crossings leading to the building entrances
4. Preserving more of the existing trees
5. Additional landscaping to shield motorists on adjacent roads from headlight glare of
cars in the drive-thru lane
6. Provide a traffic and parking study
Mr. Mangurten reviewed the previous plan and the new revisions. Previously there were five
car stacking spaces for the drive-thru and this has been expanded to eight spaces by extending
the lane farther south. Originally the trash enclosure was located in the southeast corner of the
existing parking lot; it has been relocated near the southwest corner of the building in the south
parking lot. A new access has been provided in the south parking lot so that cars can come in
from Arlington Heights Road or from the west portion of the shopping center and from Dundee
Road.
Mr. Mangurten stated the other major change is relative to the trees originally shown to be
removed. They have now been able to plot the trees more accurately and instead of removing
four trees they will only be removing one tree.
Mr. Mangurten noted it was also suggested they attempt to create better pedestrian access to
the site. The site is higher in elevation than the sidewalk along Arlington Heights Road, so steps
will be provided for pedestrians to use the south doors of the building by walking across the
drive-thru lane near the menu board area. Mr. Mangurten said that pedestrian access is
provided from Dundee Road by a diagonal sidewalk leading to the building.
Mr. Mangurten noted that one of the variations they are seeking is the building setback along
Arlington Heights Road. The coffee shop service window would extend two feet into the
required 25-foot setback. The ordinance also requires that the 25-foot yard be landscaped. The
drive-thru lane will reduce the landscaped yard to 10 feet in width.
Mr. Mangurten stated that the overall parking for the shopping center would be 11 spaces less
than the number required by the Village Zoning Ordinance. He noted that additional
handicapped accessible parking spaces have been provide adjacent to the building at the
request of Village staff. Overall, the shopping center has more accessible spaces than what is
required by the Illinois accessibility code.
Mr. Mangurten pointed out the changes to the building elevations. The east elevation along
Arlington Heights Road now incorporates the service window for the drive-thru with the
eyebrow canopies. Except for relocation of the south door for the coffee shop, the other
building elevations have not changed from the approval in 2011.
Mr. Mangurten noted one of the commissioners had asked about the transparency of the glass
and it turns out that the prep area for the coffee shop will be along the east wall. The glass
sections will be opaque in the bays because this is the back room of the coffee shop. He noted
that the "back" room it is actually the area along the east side of the building.
Mr. Mangurten noted the coffee shop has indicated that the south door will not be used for
customer access. The door surface will probably be opaque.
Mr. Mangurten noted that Noodles and Moe's will use their south doors for customer access.
There is a big field of parking south of the building, so it makes sense to have south entrances
for customers.
Mr. Mangurten noted there was concern with the amount of landscaping they are providing.
The landscaping plan shows heavy landscaping along the drive-thru lane. The concern about
the car headlight glare has been addressed with 4-foot tall evergreen plantings to shield the
cars coming around the turn in the drive-thru area.
Mr. Miller stated the traffic and parking analysis focused primarily on internal site traffic. He
stated they looked at the parking for the whole shopping center. Two professional reference
sources, the Urban Land Institute and the Institute of Traffic Engineers, were used to analyze
and project parking demand. Parking demand for the overall shopping center is less than the
number of spaces required by Village ordinance. He said the proposed plan for 500 spaces will
provide adequate parking based on current and projected demand at the shopping center. He
noted that the parking area south of the Walgreens store is not fully used, and it's available for
customers of the new building.
Mr. Miller stated at the first workshop he had recommended that stacking for 8 cars should be
provided to handle peak demand at the drive-thru. This is based on field studies that his
company has done of other coffee shops. The plan now provides 8 stacking spaces. The access
drive has been relocated and their report shows that service trucks including garbage pick up
can maneuver without any problems.
Mr. Miller stated from traffic and parking standpoint what is being proposed appears to work
very efficiently.
Commissioner Bocek asked what the opaque glass would be made of.
Mr. Mangurten stated it will probably be spandrel glass.
Commissioner Bocek asked if they are proposing that the whole building stick out 2 feet into
the east yard orjust at the drive aisle window area. If the drive-thru window isn't needed by a
future tenant, could it be removed?
Mr. Mangurten stated the window bump-out is roughly 10 X 2 so it goes up to the canopy
eyebrow and down to the ground. It is now under construction and they will have to extend the
foundation to pick up the bottom part. He noted it is all glass except for the lower portion
which is masonry.
Commissioner Bocek noted it just sounds like more of a permanent variance versus something
that would pertain to just this use.
Mr. Mangurten noted this user hopes to be here for a very long time and as long as the drive
through is there that bump will be there.
Mr. Freedman noted that the approval could include a condition that if a future user does not
want or need the drive-thru window, it would be removed.
Commissioner Bocek asked if the building materials have been reviewed.
Mr. Mangurten stated the materials are the same as the original approval for the building in
2011. They will glaze the service window bump-out the same way that the glazing is done for
the other windows.
Commissioner Bocek asked if that needed to be formalized.
Mr. Pfeil said that the current elevations and materials are the same as the elevations approved
in 2011. He suggested that the Plan Commission include appearance review as part of the
current process for the site plan changes and the special use for the drive-thru.
Commissioner Bocek asked if the parking plan contained landscaped curbs or painted islands
within the area of the trash enclosure.
Mr. Mangurten noted some of the islands are existing and they would be putting some shrubs
on the backside. The finger that comes out to help create the drive through will be heavily
landscaped and that is where the menu board is.
Commissioner Bocek asked about tree preservation.
Mr. Mangurten stated only one tree will be removed and noted they are adding some trees
along Arlington Heights Road.
Chairman Smith asked if the comments from Mr. Kuhl, Village Forester, have been reviewed by
the development team.
Mr. Mangurten said he has read Mr. Kuhl's comments, and field personnel have been
instructed by the landscape architect about protecting the trees during construction
Commissioner Stark asked how far along construction is on the shell of the building.
Mr. Mangurten stated the masonry on the west face is being completed and they have poured
the concrete slab on the inside and a lot of the utilities are being put in.
Commissioner Stark noted that basically everything on the east side is pending approval.
Mr. Mangurten stated yes and it is an issue because Noodles is going to want to get into their
space soon and the concept is to do as much of the site work for the coffee shop to allow the
site to get buttoned up because the third space will be dragging behind the other two.
Commissioner Myer thanked the petitioners for their information and presentation.
Commissioner Weinstein asked if the primary entrance for the restaurants will be on the south
side, which is near the proposed area for the trash enclosure.
Mr. Mangurten noted that Noodles has three entrances: north, west and south, and Moe's has
north and south entrances. He noted they were criticized for the original trash location so it has
been moved off of Arlington Heights Road.
Commissioner Weinstein asked if it will be difficult for garbage service trucks to maneuver to
the trash enclosure area.
Mr. Mangurten noted the traffic report shows how the maneuver can be made, and he thinks it
work well.
Mr. Pfeil asked about the building materials for the trash enclosure.
Mr. Mangurten stated the enclosure will be masonry to be compatible with the building.
Mr. Pfeil noted that the gates for trash enclosures are often left open, and the gates for the
proposed enclosure may affect access to one of the parking spaces. He asked if the design
would include gates that could be easily closed.
Mr. Mangurten noted that spring closures could be used for the gates.
Trustee Stein noted his concern with the handicapped accessible parking spaces and where two
of them are placed. He understands that the shopping center may have a surplus of accessible
spaces, but the spaces for this building shouldn't be at the rear of the building. He said that
deliveries may sometimes be at times when access to the parking would be affected. He said
that the two accessible spaces at the south of the building should be moved toward the front.
Mr. Mangurten noted that staff had indicated they wanted the two spaces at the south since
there would be customer access to the building in this area. He said that the spaces will be
located wherever the Village directs.
Trustee Stein further noted one of the south accessible spaces is very close to the garbage
enclosure and it may turn out to be a tough spot to get in and out of, and that is why he
suggests they be moved to be next to the other accessible spaces serving the north and west
customer doors.
Mr. Freedman asked that staff give them some guidance on this matter. They are not opposed
to putting them wherever the Village wishes.
Trustee Terson noted there is a lot of parking lot back in the south area and it might not be an
accurate assumption to assume those spaces would be taken out of play if a delivery is made.
He feels there is a lot of north-south area available, so the spaces along the building may not be
affected by delivery vehicles. He said he would like to get the opinion of other people who
would use these spaces before deciding to move them. He noted he knows a lot of businesses
who do not accept deliveries during their busy times and he would encourage further
discussion before trying to make a decision to relocate those spots.
Mr. Martin Sussman stated that he is the vice chair of the Village Commission for Residents
with Disabilities (CRD). The CRD recommends that the accessible spaces be relocated from the
south side of the building to the west side where the other two accessible spaces are located.
He noted that having the spaces on the south side puts handicapped persons in the situation of
having to move through the store to get the front service area. He also noted that the CRD
recommends that the parking spaces be at the same level as the sidewalk along the building.
This will facilitate movement for persons in wheelchairs or other access constraints. He noted
that the Walgreens store at 15 Buffalo Grove Road has the parking pavement and sidewalk
design that should be used as an example for other developments. Concerning building
appearance, he noted that white windows make a building appear to be vacant.
CHAIRMAN'S REPORT- None
FUTURE AGENDA SCHEDULE
Mr. Pfeil said the next meeting is scheduled for February 15, and the agenda will include a
public hearing for the Plaza Verde East drive-thru.
PUBLIC COMMENTS AND QUESTIONS— None
STAFF REPORT- None
NEW BUSINESS— None
ADJOURNMENT
Moved by Commissioner Myer, seconded by Commissioner Weinstein and carried unanimously
to adjourn. Chairman Smith adjourned the meeting at 8:13 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
ERIC SMITH, Chair