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2001-12-19 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 12/19/2001 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION December 19, 2001 Proposed Dominick's fuel center, Chase Plaza, north side of Lake Cook Road east of Arlington Heights Road,Amendment of a Planned Unit Development (P.U.D.) and Preliminary Plan in the B-2 District - -Workshop #1 Avis Investments - -Workshop #3 Proposed condominiums, east side of Buffalo Grove Road across from Church Road, rezoning to B-5 District for parcels currently zoned R-E and approval of a Preliminary Plan in the B-5 District St. Mary Parish Rectory,Amendment of Special Use for construction of a new residential/office facility north of Lake Cook Road east of the driveway to Lake Cook Road in the R-1 District Chairman Ottenheimer 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 Ottenheimer Mr. Samuels Mr. Trilling Ms. Dunn Mr. Feldgreber Mr. Panitch Mr. Smith Ms. Bocek Ms. Kenski-Sroka Commissioners absent: None Also present: Mr. David Hene, Dominick's Finer Foods Mr. Walter Hainsfurther, Kurtz Associates Mr. Stephen Corcoran, Metro Transportation Mr. Mark Avis, Avis Investments Mr. Bernard Citron, Schain, Burney, Ross and Citron, Ltd. Mr. Michael Fitzgerald, Otis, Koglin Wilson Mr. Ronald Adams, Pearson, Brown and Associates Ms. Pat Young, Garrison Partners Mr. Luay Aboona, Kenig, Lindgren, O'Hara and Aboona Mr. Jeffrey Braiman, Village Trustee Ms. DeAnn Glover, Village Trustee Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Village Planner APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Panitch to approve the minutes of the special meeting of November 14, 2001. All commissioners were in favor of the motion and the motion passed unanimously, with Commissioners Feldgreber and Kenski-Sroka abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Kenski-Sroka attended the Village Board meeting on December 17, 2001 and noted that a family entertainment center was presented to occupy the former Cub Foods store at Town Center. The Village Board was receptive to the concept. The Board indicated that the developer should resolve any pertinent issues with the owner of the other portion of the shopping center before the Village review process would begin. PROPOSED FUEL CENTER, DOMINICK'S SUPERMARKET, CHASE PLAZA, NORTH SIDE OF LAKE COOK ROAD EAST OF ARLINGTON HEIGHTS ROAD, AMENDMENT OF A P.U.D. AND PRELIMINARY PLAN IN THE B-2 DISTRICT - - WORKSHOP 91 Mr. Hene reviewed the previous review process for the fuel center that included a public hearing by the Plan Commission in July 2001 and discussion by the Village Board in September 2001. The Village Board remanded the project back to the Plan Commission at the request of Dominick's rather than voting on the draft ordinance. Dominick's had requested the remand to present new information to the Plan Commission. He noted that Dominick's has responded to the comments and concerns of the Board and the Plan Commission, and they will continue to work with the Village. Mr. Hainsfurther reviewed the proposed elevations of the canopies and kiosk He noted that the new design tries to address issues concerning the bulk and overall appearance of the facility. The canopy has been broken into two parts over the west and east pump islands. The canopy no longer covers the kiosk, and the kiosk has been reduced from over 400 square feet to 262 square feet. The canopies and kiosk have been shifted toward Lake Cook Road, but the landscaped setback has been increased from 20 feet to 25.5 feet. He reviewed the signs proposed for the facility. He noted that tenants of Chase Plaza could use signs on the pump dispensers for promotional ads. Mr. Hainsfurther noted that the capacity of the underground fuel storage tank has been increased to 50,000 gallons from 40,000 gallons. This increased storage capacity will allow Dominick's to control delivery times of the fuel tankers. Deliveries will be less frequent than the previous proposal, and delivery times can be at off-hours when traffic is light at the shopping center and on adjacent roads. He said that the plan now provides better traffic circulation around the fuel tanker when deliveries are in progress. Mr. Corcoran reviewed traffic impact and parking demand data that has been collected for the project. He noted that the Village's traffic consultant had reviewed Metro's report in July 2001 and did not identify any major issues with traffic circulation or parking. He commented that customers of the fuel center would be primarily traveling to the shopping center to shop at the Dominick's supermarket, so the fuel facility will not generate a lot of new traffic to the center. Mr. Corcoran noted that the Plan Commission was concerned about the fuel tanker circulation through the property and the delivery times. He presented a video depicting the movement of a tanker truck through the site from Arlington Heights Road. He also reviewed the travel route that tankers could use from Lake Cook Road. Mr. Hene noted that tankers would use the Lake Cook Road route only in off-peak traffic periods. He pointed out the tanker route from Arlington Heights Road does not come close to any parts of the buildings or to any other items in the parking lot areas. There would be one or two fuel tanker deliveries per week. Mr. Hene reviewed the market demand analysis information dated August 21, 2001 by Marcom Development Group submitted in the Plan Commission packet. The analysis concludes that there is a need for a fuel center at the proposed location. He noted that a survey of customers at the Dominick's store in Chase Plaza indicated that 76% of the customers support the proposed fuel center and 85% of the shoppers surveyed said that they would use the fuel center. He noted that the packet includes letters of support from Niles and Shorewood municipal officials. There is also a letter of support from the shopping center owner of the facilities in Niles and Bolingbrook. Mr. Hene presented letters from tenants at Chase Plaza, including Sears Optical, Baskin Robbins, Fabricare Cleaners, Phil's Shoe Repair and Blimpie's. Mr. Hene discussed the appearance of the proposed facility. He presented photos viewing the site from Lake Cook Road, and he noted that tenant signs on the main shopping center building aren't legible from Lake Cook Road. When the current landscaping is leafed out, the main building and the respective tenant spaces and signs are even less visible. He presented a photo depicting the proposed canopies and landscaping with full foliage. He noted that the "split" canopy design would provide more visibility to the main shopping center building than the previous design with the canopy extending over the kiosk He showed a photo of what a motorist traveling west on Lake Cook Road would see, and he suggested that the proposed facility would have minimal visual impact on the main shopping center building and tenants. Mr. Hene discussed proposed signs for the fuel center. He noted that 12-inch letters would be used in the monument signs along Arlington Heights Road and Lake Cook Road. He said that some signs proposed for the canopies could be eliminated if requested by the Village. He noted that tenants of the shopping center could advertise on the pump dispenser signs. Tenants would still be allowed to use the dispenser signs even if they do not support approval of the fuel center. Mr. Hene said that the trash enclosure does not hinder visibility, but it could be re-located to the rear of the kiosk if that is preferable to the Commission. Mr. Hene concluded that Dominick's is committed to working with the Village to achieve an acceptable plan for the fuel center. He said that the facility will benefit other tenants in the shopping center, and some tenants on the east side of the center will actually have better visibility because traffic using the fuel center will travel to the east side of the center closer to their stores. Commissioner Samuels inquired if Safeway or Dominick's have "off-site" fuel centers at locations away from supermarkets. Mr. Hene said that Dominick's and Safeway do not develop off-site fuel centers. Commissioner Trilling asked what modifications will be made to the landscaping along Lake Cook Road. Mr. Hene said that no reductions would be made, but some additional landscaping is being evaluated. Commissioner Trilling inquired about the hours of operation for the shopping center and the fuel center. Mr. Hene said that the hours would be 6:00 AM to 11:00 PM, but he would request the option to operate the fuel center as a 24-hour facility. He noted that fuel deliveries could be scheduled at late night/early morning times. Commissioner Trilling suggested that the brick used on the fuel center should match the shopping center building. He suggested that the brick and clerestory design elements of the main building should be carried over to the fuel center. Mr. Hainsfurther said the brick and other design elements would match as closely as possible to blend in with the shopping center. Commissioner Bocek asked how many customers use the Dominick's store in one week. She commented that a survey of 100 customers appears to be a very small sample of the total customer population. Mr. Hene said that there are 16,000 to 17,000 customers per week at the supermarket. He said that the survey was not intended to be a statistically-based analysis; they just wanted to get an indication about customer interest in the fuel center. Commissioner Dunn inquired if there is adequate distance from Lake Cook Road for the access aisle opening to the fuel center. She asked how many vehicles waiting to enter Lake Cook Road can stack at the driveway. Mr. Hene said that the opening is 110 feet from Lake Cook Road, which is considered to be an adequate distance by his traffic expert and the Village's traffic consultant. Mr. Corcoran said that 4 to 5 cars can stack waiting to enter Lake Cook Road, and separate lanes are available for left and right turn movments. Chairman Ottenheimer asked if the exterior lighting would be consistent with the current parking lot light at the shopping center. Mr. Hene said the exterior lighting would be the same as the rest of the shopping center. Robert Sherman, P.O. Box 7410, Buffalo Grove, said that the canopy should extend over the kiosk to provide better protection for customers in rainy conditions. He inquired if the fuel center could be located in the west portion of the shopping center so that it would be in front of the Dominick's store. He said that he is concerned that Dominick's might affect "fair market" pricing of gasoline by offering artificially low prices initially and then raising prices after competitors have been forced to abandon the market. Mr. Hene provided responses to Mr. Sherman's comments: 1. most customers will use cards to pay at the pump dispensers, so they would be protected by a canopy; the kiosk does have a roof overhang to provide some protection from rain; 2. Dominick's will maintain fair pricing for its gasoline, and with only a four-pump facility they will have a negligible impact on gasoline sales by other operators in the area. Commissioner Trilling noted his concern that the landscaping along Lake Cook Road should not be disturbed or minimized; any modifications should enhance and improve the current condition. Chairman Ottenheimer summarized the additional information that needs to be provided for the next discussion: 1. A landscaping plan 2. Samples of exterior building materials 3. Analysis of the photometrics of the outdoor lighting The Commission concurred that the proposal may proceed to a public hearing. AVIS INVESTMENTS—WORKSHOP#3 PROPOSED CONDOMINIUMS, EAST SIDE OF BUFFALO GROVE ROAD ACROSS FROM CHURCH ROAD, REZONING TO B-5 DISTRICT FOR PARCELS CURRENTLY ZONED R-E AND APPROVAL OF A PRELIMINARY PLAN IN THE B-5 DISTRICT Mr. Citron provided an overview of the changes that have been made to the plans since the previous workshop, noting that the plan for the condominiums now proposes a full-access driveway to Buffalo Grove Road across from Church Road. The plan for the condos proposes two 4-story buildings over parking. There would be a total of 100 dwelling units. The density would approximately 24 units per acre which is well within the 30 units per acre standard of the B-5 District. He commented that Mr. Avis has not been able to reach agreement with the owner of the BP Automotive parcel concerning acquisition of the property. He noted that the BP Automotive parcel is small and would not provide any additional advantages for the overall condo plan. Mr. Fitzgerald presented the color rendering and related exhibits concerning the appearance of the proposed condominiums. He noted that the basic architectural expression for the condos is a "traditional" appearance. He explained the materials that would be used on various portions of the building, noting that brick and masonry would be the predominant wall materials. Cedar elements and synthetic stucco would be used in some areas. The base of the buildings would be cast stone and the roofs would have asphalt shingles with a "weathered" look. Mr. Fitzgerald noted that vertical and horizontal elements have been carefully considered in creating the overall design of the exterior elevations of the buildings. The design elements include a horizontal band between the first and second floors and bay windows. He pointed out that all sides of the buildings would have the same quality of materials and architectural detail. Commissioner Samuels commented that the balconies may be too prominent based on the proposed light colored cedar material. He suggested the use of wrought-iron to provide a more subdued appearance. Mr. Fitzgerald commented that other elements of the exterior materials are "dark," so the balconies are proposed as a lighter color to emphasize the depth of the buildings. He said that he would look at ways to create a less prominent appearance for the balconies. He noted that the posts and beams are proposed as cedar, but iron could be used for the horizontal rails. Commissioner Bocek commented that the proposed building elevations are very attractive. She suggested that a putty color may address the balcony appearance issue. Commissioner Trilling suggested that the windows should be taller on the top floors of the buildings. He said that with the use of a truss roof design, vertical elements could be added to the top portions of the buildings to provide more architectural detail. He asked if pre-cast floors will be used. He said that pre-cast floors provide sound-deadening that is very important for a luxury building. He asked about the material to be used on the base of the buildings. Mr. Fitzgerald commented that the top floors will have higher ceilings and transom windows. He said that the floors will probably be pre-cast. He indicated that the material for the base of the buildings is a cast stone that would be rough cut to provide texture and it is applied like brick in 12x24-inch blocks. Chairman Ottenheimer inquired about pedestrian links to Town Center. Mr. Citron said that Arthur Goldner, the owner of the Town Center shopping center, is willing to work with Mr. Avis on pedestrian connections, but he does not want to create pedestrian traffic on the south end of the main building because of the conflict with truck traffic and related loading operations. Mr. Goldner is more favorable to a link at the north end of the main building. He will probably agree to the use of some of his west landscaped yard for a sidewalk. Commissioner Samuels commented that pedestrian access should also be provided to the south end of Town Center. A safe pedestrian walkway could be created with pavers and striping. Chairman Ottenheimer noted that some of the parking in the east surface lot might encroach on existing trees and landscaping. Mr. Avis said that several parking spaces can be eliminated in at the east edge of this surface parking area to preserve the trees. Mr. Adams presented the stormwater management plan. He pointed out that a central pond will hold stormwater on the site. He noted that the plan complies with the Lake County Stormwater Management Commission standards and the Village's standards. Commissioner Trilling asked for an explanation of the full-access driveway to Buffalo Grove Road. Mr. Aboona commented that the previous design for a restricted driveway allowing right-out turns would probably not work well since some of the residents would want to turn left to access southbound Buffalo Grove Road. He noted that the full-access driveway would be directly across from Church Road providing a safe design for turns to the north or south onto Buffalo Grove Road. He said that there are adequate gaps in the traffic flow on Buffalo Grove Road to provide safe opportunities for turning movements out of the condo driveway. He said that the driveway will provide one lane for in-bound traffic and two lanes for out-bound traffic. The out-bound lanes will be a left turn lane and a shared lane for right turns and straight movements across to Church Road. Commissioner Trilling said that he is concerned with traffic safety at the proposed driveway due to the curve in Buffalo Grove Road adjacent to the site. Motorists turning from the condo driveway and from Church Road may not have adequate visibility to see all the vehicles that may be moving through the intersection. Commissioner Samuels concurred that the curve of Buffalo Grove Road and related line of sight factors and the speed of traffic moving through the area present concerns about the safety of turning movements from the condo driveway. Mr. Aboona said that the line of sight at the condo driveway will be acceptable and residents will have the opportunity to make safe turns. Mr. Robert Sherman said that good security should be provided for the garages and the east surface parking area and pedestrian access should be provided to Town Center. He asked if a marketing study has been conducted to confirm the salability of the proposed condos. Ms. Debbie Salvesen, 337 Armstrong Drive, Buffalo Grove, asked if the condo design maintains current views to the steeple on St. Mary Church. She inquired if the condo developer will provide lighting for the steeple. She asked if the traffic impact analysis of "gaps" in Buffalo Grove Road traffic had considered the heavy traffic coming to St. Mary Church and School in the morning. Mr. Citron said that in terms of security issues, the developer will work with the Police Department concerning recommended equipment and procedures. He noted that marketing analysis has been done, and the information confirms that there will be strong demand for the proposed condos. He said that the St. Mary steeple will not be obstructed by the condos, and the developer will provide lighting for the steeple if the Village allows it. ST. MARY PARISH RECTORY, AMENDMENT OF SPECIAL USE FOR CONSTRUCTION OF A NEW RESIDENTIAL/OFFICE FACILITY NORTH OF LAKE COOK ROAD EAST OF THE DRIVEWAY TO LAKE COOK ROAD IN THE R 1 DISTRICT Mr.Fitzgerald reviewed changes in the plan noting that"dead-end" areas have been eliminated in the new west parking area. The site plan now provides more stacking space on the St. Mary campus for vehicles waiting to exit onto Lake Cook Road. He said that the basketball hoops have been moved to the west side of the west parking area. This area would generally not be used for parking during school hours, so the hoops would be available for the students. He noted that addition of handicapped-accessible parking spaces adjacent the proposed rectory/administrative building. He said that there are a total of 15 accessible spaces on the campus, which is twice the required amount. He pointed out the location of the dumpster enclosure at the northwest corner of the parking area. Mr. Fitzgerald reviewed the appearance of the new rectory. He said that brick and limestone would be the primary materials to blend with the current buildings. He noted that "old Chicago common brick" is used on various buildings on the campus. He explained the architectural features of the new rectory noting that gable and corbel elements of the existing buildings would be used on the rectory. Commissioner Feldgreber inquired if the Eul property at the corner of Buffalo Grove Road and Lake Cook Road is available to St. Mary. Mr. Avis indicated that St. Mary has a contract to purchase the Eul property, but the long-term plan is to construct parking in this area. Chairman Ottenheimer commented that the Eul property is a very prominent location in the Village, and a parking lot does not seem like an attractive use for such a visible parcel. Commissioner Feldgreber inquired about the overall parking plan for the campus. Mr. Pfeil noted that in theory the campus should provide parking based on the Village's standards, but it would be difficult to provide on-site parking to accommodate peak demand such as Sundays when church services occur throughout the morning. Commissioner Feldgreber asked if a variation is needed concerning the amount of parking on the campus in relation to the current proposal for the rectory. Mr. Pfeil said that total demand for parking should be determined as well as the amount of parking that is currently available. The proposed plan could then be compared to the current and projected demand and the current and proposed amounts of parking. Mr. Citron pointed out that the proposed rectory and parking lot plan will add parking to the campus. Commissioner Feldgreber said that he wants to see an overall summary of existing and proposed parking on the campus. Commissioner Samuels commented that if the parking situation requires a variation, it shouldn't be ignored. Commissioner Trilling inquired if there is a net gain in parking for the campus when the existing spaces on the east side of Buffalo Grove Road are subtracted since this parcel will become part of the condo site. He noted that the Plan Commission needs to make sure that the proposed rectory plan doesn't make the parking situation on the campus worse than it is now. Commissioner Feldgreber asked if the Fire Marshal has commented on the proposed plan. Mr. Citron replied that the architect has discussed the project with Troy Shannon, Deputy Fire Marshal, and the plan complies with Mr. Shannon's recommendations. Commissioner Samuels noted that the downspouts on the rectory garage appear to outlet directly onto the driveway. He asked if the Village has regulations concerning where the outflow from downspouts can be discharged. Commissioner Trilling suggested that more articulation is needed for the proposed rectory elevations since the proposed appearance is very plain. He asked if the building is being designed in compliance with requirements of the Americans with Disabilities Act (ADA) and whether an elevator will be required. Mr. Fitzgerald said that the areas open to the public will be designed in compliance with ADA requirements. Chairman Ottenheimer noted that information concerning outdoor lighting needs to be provided. Trustee Braiman inquired if an engineering plan has been prepared for the rectory and parking lot improvements. He asked about the current location of stormwater detention on the campus. Mr. Adams said that stormwater is currently stored on the parking lot. He noted that consolidation and expansion of stormwater storage on the campus needs to be evaluated. He said that he will be meeting with the Metropolitan Water Reclamation District (MWRD) to discuss stormwater storage requirements and expanded use of the MWRD storm sewer under Lake Cook Road. Commissioner Samuels noted that the stormwater demand of the Eul property should be included in the overall campus plan. He said that planning for the Eul parcel should be done now along with the other proposed improvements to the campus. Ms. Salvesen stated that she believes the terms of the St. Mary contract to purchase the Eul property include a provision that the residence will be vacated within six months. She commented that some of the campus planning is directly related to the availability of the Eul parcel. The playground and basketball hoops in the west parking area could remain in place if the Eul parcel is available for additional parking. She said that a second playground would be useful for the campus. She asked if the new rectory will have an elevator and she commented that a basement should be included in the plan to provide storage space. The Commission concurred that another workshop is needed concerning the proposed rectory and related campus planning issues including parking, stormwater management and planning for the Eul property. CHAIRMAN'S REPORT—None FUTURE AGENDA SCHEDULE Mr. Pfeil said that the regular meetings on January 2 and 16 will be canceled, and special meetings will be scheduled for January 9 and 23. The January 9 agenda will include a public hearing concerning the Noah's Landing townhomes proposed by Jacobs Homes. PUBLIC COMMENTS AND QUESTIONS—None STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Trilling, seconded by Commissioner Smith and carried unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 10:30 p.m. Respectfully submitted, Robert E. Pfeil, Village Planner APPROVED BY: LESTER OTTENHEIMER, Chair