2001-06-20 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission
Document Type: 0 A e
g nda 0 Minutes
Meeting ate: 06/20/2001
Type of Meeting: ❑ Regular Meeting
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
June 20, 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 #2
Brentwood Station (Forum Properties, northwest corner of
Park Avenue/Main Street)—Final Plat of Subdivision
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. Kenski-Sroka
Ms. Bocek
Commissioners absent: None
Also present: Mr. David Hene, Dominick's
Mr. H. Wesley McAllister, Kurtz Associates
Mr. Steve Corcoran, Metro Transportation Group
Mr. Bruce Kahn, Village Trustee
Mr. Jeffrey Braiman, Village Trustee
Mr. Robert Pfeil, Village Planner
Mr. Greg Summers, Associate Village Planner
APPROVAL OF MINUTES—None
COMMITTEE AND LIAISON REPORTS
Commissioner Bocek stated she attended the Village Board meeting on June 18, 2001 where the
following items were discussed:
1. Discussion regarding the expansion of the Metra platform and parking area for the train
station at Buffalo Grove and Prairie View. This would require annexing some of the Com Ed
property. There was some discussion regarding the Wilson Enterprises property as possible
parking area.
2. The bid to proceed with some of the improvements on the Arboretum Golf Course was
approved.
3. Referral to the Plan Commission of the 8.2 acres Jacobs townhome development on the
northeast corner of Route 22 and Prairie Road.
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 92
Mr. David Hene noted there had been some concerns from the Plan Commission at the last
meeting with regard to traffic impact, marketing analysis, the current and proposed landscaping,
signage issues, and line of site issues. The Commission also asked for meetings with the tenants
at the center, which was also a request of the Village Board. He noted this has not been done
yet, but will do so in advance of the public hearing.
Mr. Hene noted there is one change from the plan received at the previous meeting. That is the
size of the kiosk The kiosk is now 422 square feet instead of 244 square feet. The change is to
accommodate a walk-in kiosk as opposed to a walk up kiosk It is a cold weather model for the
winter months. With having an interior walk in, there are some opportunities to merchandise the
store. That merchandising includes soda, coffee, small rack of food items, cigarettes, candy, etc.
Mr. Hene further reviewed two examples of existing fuel centers in other shopping centers. One
is in Romeoville, Illinois, which will be coming on line very soon. Another is in Niles, which is
currently in operation for about one month.
Mr. Steve Corcoran stated Chase Plaza is located at the northeast corner of Lake Cook Road and
Arlington Heights Road. Both are major arterial roads and there are four access points to the
center. The main access if off of Lake Cook Road, unsignalized, one access off of Arlington
Heights Road, as well as two access points off of Weidner Road that serves both the back of the
shopping center and a variety of one story office type uses.
Mr. Corcoran stated they took peak hour traffic counts for both evening and Saturday. The
corner of Arlington Heights and Lake Cook is a very heavy traffic corner, principally because of
the heavy left turn movements to go north and a high west bound traffic movement in the
evenings. As far as the other access points and the intersection, the left turn is very difficult to
make at peak hours and sometimes traffic along Lake Cook Road backs up across the main
entrance.
Mr. Corcoran noted the Dominick's staff did a number of parking counts. The main parking
field is the busiest and is pretty full during most of the day. However, in the parking field where
the proposed fuel center is to be located, it showed very few parked cars.
Mr. Corcoran stated based on data from the Institute of Transportation Engineers they came up
with 115 cars to be going in and out during evening peak hours and 150 during Saturday peak
hours. There is some difference here from the ITE data in that as other stores are now adding
gas stations with marketing tie ins to the grocery store. Based on the marketing data from
Dominick's, they are estimating that 70 percent of the fuel station customers will be existing
Dominick's customers. There will still be some pass by traffic as this is just about the last stop
before Route 53. Therefore, they are estimating between 35-50 new trips being generated in or
out of the center during peak periods. They also looked at the marketing data provided by
Dominick's in terms of the number of gallons sold, the times of day and days of the week they
were sold, and came up with a slightly lower number than the ITE data. About half of the traffic
is oriented on Lake Cook Road and the other half on Arlington Heights Road, which is the same
pattern seen for the existing center. They then took the amount of traffic and assigned it to the
different access points and decided the additional traffic will not be noticed in any one of the
access points.
Mr. Corcoran commented that in terms of the circulation, the entrance off Lake Cook Road has a
long entrance aisle with no breaks. The proposed plan includes a break in the aisle 125 feet north
of Lake Cook Road to provide access to the fuel center. This will allow the Dominick's gas
station customers to come in and out without having to go in front of the stores east of the
grocery store. There is also an advantage for customers visiting the Hallmark and some of the
other stores will not have to go all the way to the front of the store to get into the parking space.
This helps minimize some of the traffic in front of the building as well as through the
intersection.
Mr. Corcoran stated their report was submitted to staff and Benes and Associates. Benes and
Associates questioned the use of the kiosk in the fuel center. Essentially the kiosk is to pay for
the gas as well as some convenience items. It will not have a whole range of coffee soda, etc.
which could draw additional traffic. It will strictly be for paying and a few convenience items.
Also Benes Associates used a third method to come to the same conclusion as Metro's traffic
analysis. Benes and Associates also agrees on the traffic numbers and where they will be
coming from. Benes also noted the numbers of traffic counts provided by Dominick's in the
Appendix were transposed and these will be corrected prior to the public hearing. Benes also
finds the break in the entry median as appropriate.
Mr. Wes McAllister noted that at the last meeting they had trucks coming from the front down
the main drive aisle of the center. A truck will fit going around the back and software shows a
truck will fit. This is probably a better approach. Benes and Associates was concerned with the
northeast corner. This corner is tight but it appears it will work. This would keep trucks away
from traffic and pedestrian movements.
Mr. McAllister reviewed the landscape plan and survey of existing trees and hedge. He noted
they are proposing a more free- flowing hedge along the front as well as an increase in trees. He
stated they would extend the planting all along the front, with the free flowing hedge as well as
additional landscaping for the islands they are modifying.
Mr. McAllister noted the signage on the building has not changed although the building size has
changed. He stated they are proposing signage on the canopy on three sides. The monument
sign is detailed at 8 feet high with the brick material to match the existing center. They are
proposing two monument signs; one on the Lake Cook Road side and one on the Arlington
Heights Road entrance.
Mr. McAllister stated the biggest concern was that the fuel canopy would block the facade
beyond. This is not the case and he reviewed an artist's rendering showing the view.
Commissioner Trilling stated he has concerns with the fuel truck and the delivery trucks as it
approaches the radii. He stated there are too many areas using the software that either
encroaches upon a curb or building. If the movement is not perfect, the trailer could be on top of
a curb or a building. Specifically the far northeast corner is a troubling spot. The same thing
happens with exiting on Lake Cook Road.
Commissioner Trilling stated the curb cut between the main access aisle and the fuel station has
been brought farther south in order to allow for the truck movement to exit the fuel center.
However, when cars enter from the drive and make a right hand turn into the fuel center, they are
looking straight ahead to a fuel pump and might run into it if they do not make a turn to avoid it.
He stated he does not like that kind of movement at all.
Commissioner Trilling stated he does not feel another monument sign is necessary in addition to
a sign that identifies the entire existing sign that identifies the entire shopping center. The sign is
also far too big. He stated it would be better to incorporate the fuel center into the existing
monument sign.
Commissioner Trilling stated he understands the need for adding visibility to the remaining
stores but on the same token he feels it is necessary to shield as much of the fuel center as
possible from the roadway because Lake Cook Road is very pretty and this vista should be
carried through. The look on the artist's rendition is somewhat lacking in landscaping.
Commissioner Bocek asked if any consideration had been given to placing the fuel station on the
other side of the center on the Dominick's parking field.
Mr. Hene stated no. The reason being that the parking in the proposed site is never fully parked
and almost never half parked. If the fuel station is put on the opposite site of the drive, there
would be an impact on the more frequently used area of the parking lot overall and it would also
impact the parking for the Buffalo restaurant. He stated they chose the lowest impact part of the
shopping center.
Commissioner Bocek stated she concurs with Commissioner Trilling relative to combining the
two pylons together. She further noted that the increased size of the kiosk for payment purposes
might not be necessary, as people must be outside when they pump their gas anyway.
Mr. Hene noted that people could at least sit in their car when weather is inclement, whereas
when you must pay at a kiosk, it can be quite uncomfortable. He noted they would lose a certain
kind of customer who would be uncomfortable with an outdoor kiosk.
Commissioner Dunn concurred with the other Commissioner's comments about the monument
signs. In fact, she does not see any need for a sign on the Arlington Heights Road. As far as the
sign on Lake Cook Road, which is red, it should be eliminated as it will conflict with the beauty
of the greenery on eastbound Lake Cook Road.
Commissioner Samuels asked how many truck deliveries would be made and what times they
would be made.
Mr. Hene stated there would be one truck every 2 to 3 days and deliveries are usually in the late
morning or early afternoons.
Commissioner Samuels asked if deliveries could be made any other times.
Mr. Hene stated he would have to look into that.
Commissioner Samuels asked how much stacking there is for left turn vehicles eastbound on
Lake Cook Road before they block off the cut in the proposed traffic island.
Mr. Hene stated there is about 125 feet, which can probably hold about six cars.
Mr. Corcoran stated currently at this intersection there are as many as 50 left turns being made
per hour on Saturdays. This is about a car a minute, which is about 4 to 5 minutes of delay. It is
possible this may happen once in a while, but the nice thing is that someone at the fuel station
notices this backup, they can go out another entrance.
Commissioner Samuels stated he agrees with Commissioner Trilling regarding the turning radii
for trucks.
Commissioner Panitch stated he does not like the pattern of the tanker trucks, especially as they
will be during the day. He noted the marketing consultant's numbers notes that 35 percent of the
traffic will be during 9:00 a.m. and 3:00 p.m. Another 35 percent of traffic will be between 3:00
p.m. and 6:00 p.m. If this tanker truck is anywhere close to 3:00 p.m., it will be impossible to
get out of that fuel center. He suggested an early morning or late evening delivery if this project
goes any further.
Commissioner Panitch noted it would be helpful to know what level of sales are being done at
other kiosks of similar size. He also noted the tanker movements are much too tight and perhaps
smaller tanker trucks can be used. He also concurred with his fellow commissioners regarding
any extra monument signs.
Mr. Hene noted there are two basic differences in what is being shown on the rendering and what
actually exists. These differences are mainly the hedge, which was intentionally taken out.
Secondly 2-3 deciduous trees were also removed. The reason for the hedge is that they wanted
to show what would be seen if there was no hedge. Driving westbound on Lake Cook Road
would enable you to see only the roof of Chase Plaza. Even stopped, you would have to look
through the hedge to see any signs. They wanted to show what the center and kiosk would look
like so the hedge was removed on the rendering.
Commissioner Smith asked about the hours of operation for the gas station.
Mr. Hene stated they are looking at 5:30 a.m. to 10:00 p.m. They would like to have the option
to go to midnight or 24 hours if the demand is there.
Commissioner Smith what would be sold in the kiosk.
Mr. Hene stated there would be two racks for chips or candy as well as a coffee machine, juice
machine, soda fountain and a reach in cooler for bottled drinks. He noted the enclosure of the
kiosk is an opportunity to offer these things, but it is not the reason to offer these things.
Commissioner Smith noted his concern also with the size and maneuvers of the tanker trucks.
Me. Hene stated as far as the tanker issue is concerned, the computer model is extremely
conservative and what it does is provides the theoretical truck driver at a very low skill level. He
stated they feel comfortable that a tanker can make the maneuvers, although they will recheck
and re-evaluate the issue.
Commissioner Smith asked for a response in the Benes memorandum relative to the level of
service going from a D to an F onto Lake Cook Road. He stated he was skeptical about the 70
percent figure being from within the center. He stated the trips will be increased considerably
and there will be a real problem getting people out onto Lake Cook Road.
Mr. Corcoran stated from all their other work with various oil companies, they have found that
80 to 90 percent of their customers are driven by convenience. They do not expect this station to
be any different. Therefore, they feel very comfortable with the 70 percent figure. Furthermore,
he does not feel the 4 to 5 cars turning right onto Lake Cook Road will make a significant
change.
Commissioner Samuels asked if there are different requirements for paving at a gas station as
opposed to any other parking lot.
Mr. Pfeil said that it is his understanding that the standards in the Development Ordinance apply
to all parking areas, and are designed to accommodate truck traffic in terms of pavement
strength.
Commissioner Samuels stated he agrees that this project would not put more people unto Lake
Cook Road. However, it will increase the amount of use of that particular driveway, especially
as there is no other gas station for about a mile in any direction. The convenience factor of
having such a station now where it did not exit before is going to cause a lot more people to
come in just to use the gas station.
Commissioner Bocek asked if there had every been an analysis during peak food times as to how
many spaces the Buffalo Restaurant uses.
Mr. Hene stated they have not as those are not the peak times for the Dominick's store.
Although the parking study does have a study from 10:00 a.m. to 2:00 p.m. which is the peak for
the Dominick's store, which is lunchtime for the restaurant. Parking lot occupancy is at its
highest at 1:00 p.m. which is 67 percent.
Commissioner Trilling asked if the developer had investigated the Woodlands center for this
kind of development.
Mr. Hene stated they have not looked at it as of yet.
Chairman Ottenheimer asked for identification of the kinds of materials to be used on the kiosk
and on the trash enclosure.
Mr. McAllister stated it would be a masonry structure to match the center and the trash enclosure
would have a wood board on board 6-foot gate.
Chairman Ottenheimer asked about the length of travel lane between Lake Cook Road and the
new opening turning east into the fuel center. The traffic impact analysis seems to jump to a
conclusion, stating there is enough spacing. He asked for the data supporting that conclusion.
Mr. Hene noted they would defer that until the public hearing.
Commissioner Trilling noted the developer might want to consider sliding the trash enclosure
further to the west inside the island so that when the doors open up, they do not impede traffic
along the driveway.
The Plan Commission agreed this matter was ready for public hearing.
Mr. Pfeil indicated the Brentwood Station Final Plat of Subdivision was not ready for review.
CHAIRMAN'S REPORT -None
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated there would not be a regular meeting on July 4, 2001. He stated there might be a
special meeting on July 11, 2001 if necessary. There will be a meeting on July 18, 2001.
Chairman Ottenheimer asked that Mr. Raysa be contacted regarding the family community
residence/group home workshop to provide a summary of pertinent legal issues for the Plan
Commission.
STAFF REPORT—None
NEW BUSINESS—None
ADJOURNMENT
Moved by Commissioner Feldgreber, seconded by Commissioner Dunn and carried unanimously
to adjourn. Chairman Ottenheimer adjourned the meeting at 9:00 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
LESTER OTTENHEIMER, Chair