2001-05-02 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission
Document Type: 0 A e
g nda 0 Minutes
Meeting ate: 05/02/2001
Type of Meeting: ❑ Regular Meeting
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
May 2, 2001
Development ordinance— proposed amendments concerning
Section 16.10.070 —Definitions and Section 16.50.120—
Landscaping
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
Chairman Ottenheimer called the meeting to order at 7:55 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
Commissioners absent: Ms. Bocek
Also present: Mr. Raymond Rigsby, Superintendent of Public Works and
Village Forester
Mr. David Hene, Dominicks
Mr. Wes McAllister, Consultant
Mr. Robert Pfeil, Village Planner
Mr. Jeffrey Berman, Village Trustee
APPROVAL OF MINUTES—None
COMMITTEE AND LIAISON REPORTS
Chairman Ottenheimer noted he attended a special Village Board meeting on April 23, 2001
where they continued their workshop on economic development. It centered a great deal on
what the Village could do for redevelopment, development and the Town Center.
DEVELOPMENT ORDINANCE — PROPOSED AMENDMENTS CONCERNING SECTION
16.10.070 —DEFINITIONS AND SECTION 16.50.120—LANDSCAPING
Moved by Commissioner Samuels, seconded by Commissioner Smith to recommend
consideration of amendments to the Buffalo Grove Development Ordinance, Title 16 of the
Municipal Code, including revisions to the following sections: 16.10.070. — Definitions and
Section 16.50.120 — Landscaping, pursuant to the documents and testimony produced at the
public hearing and the proposed ordinance text, subject to:
1. Village Attorney's review regarding plenary or punitive language requirements in the
text
Trustee Berman noted he has asked Mr. Rigsby to have the Village Attorney review the text to
make sure no disincentive to tree preservation has been created by allowing the developers to
just write a check instead of preserving and maintaining trees.
Chairman Ottenheinmer called for a vote on the motion and the vote was as follows:
AYES: Samuels, Trilling, Dunn, Feldgreber, Panitch, Smith, Kenski-Sroka, Ottenheimer
NAPES: None
ABSENT: Bocek
ABSTAIN: None
The motion passed 8 to 0.
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 91
Mr. Hene stated they are requesting review of an amendment to the Planned Unit Development
and a preliminary plan at Chase Plaza, which is at the northeast corner or Arlington Heights
Road, and Lake Cook Road. He stated the Village Board referred them on April 16, 2001 to the
Plan Commission.
Mr. Hene stated this shopping center is 93,344 square feet of retail. Of that, 61,650 square feet
is the Dominick's store. The remaining square footage is retail that flanks the western and
eastern edge of the Dominick's store, as well as the Buffalo Restaurant which is technically not
part of the shopping center, but gains all of its access and parking via the shopping center.
Mr. Hene stated they are proposing a four-pump fuel center for the southeastern corner of the
site. He stated that with the development of the fuel center they would be eliminating parking
stalls. Now they have 512 parking stalls. They are required to have 424 parking spaces, which
leaves them with a surplus of about 88 spaces. The proposal with the fuel center will leave 450
spaces. Of those 450 spaces, about 18 are occupied by cart corrals which leaves 432 spaces.
The new requirement for parking is 426
Mr. Hene stated they have submitted two different parking studies; one performed in January and
one done just a few weeks ago in late March which indicate that the parking area for which the
fuel center is proposed is very lightly parked. That entire side of the shopping center averaged
about 23 occupied spaces during the duration of the study, which is an occupancy level of 19
percent. At their peak hour they counted they had 40 spaces occupied and there is roughly 60
spaces in existence after the fuel center goes in.
Mr. Hene noted they are not asking for any additional driveways to Lake Cook Road. However,
they are requesting a cut in the median of the throat into the shopping center off of Lake Cook
Road. This driveway is 110 feet off of the property line and they feel they therefore have
stacking for at least five cars should there be a backup.
Mr. Hene stated they see people entering the fuel center in two different manners; one would be
coming directly off of Lake Cook Road and coming into the driveway. The second would be
coming across the front of the store. This facility will not create the type of traffic that will
cause traffic jams and have cars streaming in on a constant basis. The only cars coming in
through this direction will really be Dominick's shoppers. It is anticipated that people coming
off of Arlington Heights Road to buy their gas will be very light since there is little to no
visibility for the fuel center from Arlington Heights Road.
Mr. Hene stated they are also showing a 37.4 foot setback on Lake Cook Road, which is a
substantial improvement on the 12 feet, which is currently in place. It was the desire of the
Village Board to have additional landscaping in this area.
Mr. Hene noted the trash enclosure on the eastern edge of the shopping center is off into an
island. There is a question of visibility in the staff report about this location. However, it is their
belief that visibility in that location is not of particular concern because of the direction of car
travel. A car coming south on the eastern drive aisle would be coming around that corner.
However, because that is a one-way, there would not be other vehicles streaming into that area.
It would also be a low volume movement given that most of the motorists will be coming from
the first drive aisle.
Mr. Hene reviewed the proposed elevations noting the brick color at this location will match the
existing color to create a more unified development. They are showing columns wrapped with
brick and accents at the top as well as the kiosk which has a palladium window in front and glass
on three sides of the building as well as brick all around and gooseneck lighting.
Commissioner Feldgreber asked what the height of the kiosk building would be.
Mr. Hene stated the kiosk is 12 feet.
Commissioner Feldgreber asked what the height of the canopy was.
Mr. Hene stated the canopy was 18 feet.
Commissioner Feldgreber asked what the height off the ground was of the signage for the center.
Mr. Hene stated he believed it was about 15 feet.
Commissioner Feldgreber noted he was having a problem visualizing the stores behind a canopy
and how it would effect eyesight from Lake Cook Road.
Mr. Hene stated the positive about having a fuel center in this location as opposed to another
more solid building is that you really have a transparent use here and people will really be able
to see around the kiosk.
Commissioner Smith asked about fuel truck patterns for refueling.
Mr. Hene stated they are anticipating one fuel delivery every 2-3 days and would probably be
somewhere in the morning. There are two possibilities for the routes; one is off of Arlington
Heights Road, negotiating around the building, dropping the fuel and then leaving. The other
route is entering off of Lake Cook Road, coming around the parking and dropping the fuel.
Commissioner Smith asked what would be the hours of operation.
Mr. Hene stated the hours of operation would probably be from around 6:00 a.m. until midnight,
although they would like to reserve the opportunity to be open 24 hours if demand dictates.
Commissioner Smith asked how much of an increase this development would have on the exit at
Lake Cook Road.
Mr. Hene stated they anticipate about 70 percent of their customers are already on site for the
purpose of shopping at Dominick's. Therefore they figure somewhere above 70 percent of the
people using the facility will be on site already. He stated this is so because the marketing of the
fuel center is tied into the store. When you use your Fresh Value card you will get an additional
discount at the pump which gives the customer an incentive to use the Fresh Value card. They
believe most of the people on the site are Dominick's shoppers and most of them will have a
card, and the combination of that discount together with competitive prices even before the
discount will have people coming here.
Mr. Hene stated the people who need to make either a right or left turn at Lake Cook Road
would need to make that movement anyway as 70 percent of them are already here.
Commissioner Smith asked for an answer to the concerns of the business people who are already
there regarding the site lines if this development is approved.
Mr. Hene stated a driver coming east on Lake Cook Road is not impacted by this building at all.
For a driver coming west on Lake Cook Road, they have pushed the fuel center further back,
which gives people a better view into the center. There is also an office building about 50-60
feet off of the road, which clouds the site line in any case.
Commissioner Dunn asked for a clarification of 70 percent of the people already being in the
center.
Mr. Hene stated he should have said that 70 percent of the people are here for the purposes of
Dominick's. He believes most of those people will be getting their gas after they buy their
groceries as opposed to before.
Commissioner Dunn noted it was possible that the majority of people could be entering and
exiting the fuel center from Lake Cook Road.
Mr. Hene stated it is possible that more of the 30 percent remainder will be coming off of Lake
Cook Road.
Commissioner Dunn noted a large number of people could be lining either to get into the fuel
center, creating a traffic problem on Lake Cook Road, or directly in the shopping center parking
lot. Also, they could be trying to exit the shopping center creating traffic backup out of the
center and on Lake Cook Road.
Mr. Hene stated he would hesitate to go quite so far as to say there will be traffic jam in this
location. They have a substantial throat for four cars to stack up, should they need to.
Commissioner Dunn asked if the kiosk would match the architectural style of the existing center.
Mr. Hene noted the brick would match.
Commissioner Dunn asked what material the refuse area will be made of.
Mr. Hene stated it would be a masonry enclosure, which will be the same brick that is on the
building and the columns.
Commissioner Dunn asked how large the refuse area would be.
Mr. Hene stated it would be about 1Ox10.
Commissioner Dunn asked if there are any fuel stations that are presently in operation.
Mr. Hene stated the company has about 80 nationwide and in Canada. Dominick's opened its
first facility in Shorewood, Illinois. There is one under construction in Niles and few others that
are about ready and a number of others that are on the books.
Commissioner Dunn asked if the monument sign on Lake Cook would be electronic.
Mr. Hene stated yes.
Commissioner Samuels asked how the size of the kiosk here compares to what was proposed for
Buffalo Grove Road and Dundee.
Mr. Hene stated it is exactly the same.
Commissioner Samuels noted this is a hugely busy intersection without another gas station for a
mile in either direction. Therefore, there is a potential that this will generate substantial traffic
for the gasoline alone and therefore deserves some kind of traffic analysis. He asked what a 30
percent addition to the current shopping center traffic would amount to in the volume of cars.
Mr. Hene stated he could not answer that.
Commissioner Samuels stated he would also like to have some kind of market study, which
would indicate what the likely impact would be on the shopping center.
Commissioner Samuels asked if all the radii had been checked for all the turns that are necessary
for the trucks to negotiate.
Mr. Hene stated yes. He noted they have a computer model that was run and they all work.
Commissioner Samuels asked if the Village really wants to encourage this kind of development
at all in shopping center outlots. It seems most gas stations are not mid-block entities and he
wonders if this is something to be encouraged.
Mr. Hene stated that is a business issue that they also struggled with. But they must pick their
opportunities as they are presented. In this situation they have a fortunate parking surplus and a
use that is permitted in the B-2 district.
Commissioner Samuels stated he realized all this. However, from a zoning standpoint, the issue
of a gas station in the middle of a parking lot becomes an issue for all the others who may who
do something similar.
Chairman Ottenheimer stated these questions are not really for the petitioner, rather something
that the Plan Commission needs to talk about. He further noted this P.U.D. was not designed for
a fuel center. The Commission is being asked to retrofit which sometimes is very difficult in
terms of site lines, traffic circulation and general overall aesthetics of the center. He noted he
would like some statistics on a traffic study and what could be expected for the number of cars
drawn to this station in conjunction with a market study. He stated he wants to make sure there
is a need for this fuel center, it will not create more internal congestion that would create a
problem for both the shoppers and merchants. He also noted his concerns with site line issues.
He expressed concern with the throat or entrance off of Lake Cook Road. He would like to
know what the impact of a right turn into the fuel center would have on the traffic. He stated he
would also like a detailed landscape plan to be reviewed by the Commission.
Commissioner Kenski-Sroka noted that lower gas prices at this fuel center might increase the
volume of traffic in the center, which would cause problems on Lake Cook Road.
Mr. Hene stated he could not say exactly where the price of gasoline will be relative to the
competition other than they will be competitive with them.
Commissioner Trilling noted this would be a positive addition at this site. However, he
expressed concern with the parking study having been conducted by associates of Dominick's.
He stated he has a problem with the study and the location of the parked cars and times the study
was conducted. In addition the two times the study was conducted were during times when
people in Buffalo Grove go on vacations. He also noted the parking as shown on the plan around
the Buffalo Restaurant is not accurate. All of this makes the parking study somewhat suspect.
Commissioner Trilling stated in order for trucks coming westbound on Lake Cook Road to
deliver gas, they must come from the middle lane. Similarly, it is also turning into the center
lane of the exit. It is very difficult to exit the center at that point.
Mr. Hene stated the times of the deliveries would be such that they are looking at a low volume
time on the roadways. Therefore the opportunities to make those movements are much greater,
although it does take some caution. This situation is identical to 99 percent of the gas stations in
the U.S.
Commissioner Trilling stated he would like some data provided as to when fuel is to be delivered
to the site.
Mr. Hene stated they anticipate deliveries to be midmorning or even early morning.
Commissioner Trilling suggested a car leaving the fuel center can either go northbound and
come up to the front of the shopping center and then make a left or right out. The other way for
a car leaving the fuel center would be to go back to the curb cut made in the main through aisle
he has the option to make either a left or right turn out. Potentially that left-hand turn lane could
be backed up. He suggested a pork chop in that entrance to facilitate people to be able to enter
in making a right hand turn and also a right out only if they chose to exit out at this curb cut.
Commissioner Trilling stated he would like the landscape plan to show what is existing now at
this site and what is proposed to be kept and what will be removed. He specifically stated he
would like to see the hedge running all along Lake Cook Road maintained.
Commissioner Trilling asked if the existing sign at the western edge of the curb cut would
remain.
Mr. Hene stated yes.
Commissioner Trilling noted another sign is planned for the eastern edge of the curb cut and
asked if that sign will be taller.
Mr. Hene stated it would be fairly close to the existing sign.
Commissioner Trilling stated he would like to see the plans for the proposed sign.
Commissioner Trilling suggested the proposed dumpster face the existing one and that the doors
do not face Lake Cook Road, but eastward instead.
Commissioner Trilling stated he concurs with Commissioner Samuels regarding locating fuel
centers "mid-block."
Commissioner Panitch asked what the hours of the current Dominick's store are.
Mr. Hene stated they are 6:00 a.m. to midnight.
Commissioner Panitch stated he would like the fuel center's hours to mirror the store hours. He
also asked how fuel deliveries would effect customers of this shopping center.
Commissioner Smith asked for line of site drawings along Lake Cook Road. He asked why a
new sign is necessary.
Mr. Hene stated they just need to inform the public as to gas prices.
Commissioner Smith asked if the other fuels centers across the nation are in retail centers or
stand alone plazas with Dominick's store.
Mr. Hene they are associated with a grocery store and are in shopping centers similar to this site.
He offered to bring examples of other site plans to the next meeting.
Commissioner Smith stated that if the Commission approves this project, it should offer a
24-hour facility, which would be a benefit to the community, and there would be fewer problems
during late hours.
Commissioner Feldgreber asked what has been done to contact other tenants of the center.
Mr. Hene stated they must notify them of the public hearing. In addition, they wanted to bring
the plan along sufficiently before they notify any tenants.
Commissioner Feldgreber noted it might be a good idea to notify the tenants before the public
hearing and get them involved in the workshops or have their own meetings with the tenants.
Mr. Pfeil stated it is probably better for the Commission to have had this workshop to identify
pertinent issues with the petitioner and then invite the Chase Plaza tenants for the next
workshop.
Commissioner Feldgreber asked what the objective was for the fuel center.
Mr. Hene stated the retail industry is driven by comparable store sales. The fuel center would
allow them to provide a service that is essential to everyone and it would give them an
opportunity to provide the customers with benefits at the pump and those benefits at the pump
will translate to benefits in the store.
Commissioner Kenski-Sroka asked if it was the petitioner's intention to sell items that would be
stored outside around the kiosk.
Mr. Hene stated there is an option for them to sell some items, however, if the Plan Commission
and Village Board find that distasteful, they will agree not to do that.
Trustee Berman stated the Board would very much like to see the visual impact of the gas kiosk
and canopy to the site of the existing tenants in the center from Lake Cook and from internal
circulation. He asked if the handicapped space located immediately behind the kiosk would be
part of this development.
Mr. Hene stated yes.
Chairman Ottenheimer noted the following list of items to be brought and discussed at the next
workshop:
1. Traffic and marketing studies
2. Detailed landscape plan, both current and proposed
3. Signage plans
4. Line of sight studies
5. Update on meeting with current tenants of the center
CHAIRMAN'S REPORT—None
FUTURE AGENDA SCHEDULE
Mr. Pfeil said the next scheduled meeting is May 16, 2001.
PUBLIC COMMENTS AND QUESTIONS—None
STAFF REPORT—None
NEW BUSINESS—None
ADJOURNMENT
Moved by Commissioner Samuels, seconded by Commissioner Feldgreber and carried
unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 9:10 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
LESTER OTTENHEIMER, Chair
Board or Commission: ❑ Plan Commission
Document Type: ❑A e
g nda 0 Minutes
Meeting ate: 05/02/2001
Type of Meeting:
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
May 2, 2001
Development Ordinance—Proposed amendments concerning Section
16.10.070. —Definitions and Section 16.50.120—Landscaping
Chairman Ottenheimer 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
Ottenheimer 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 Ottenheimer
Mr. Samuels
Mr. Trilling
Ms. Dunn
Mr. Feldgreber
Mr. Panitch
Mr. Smith
Ms. Kenski-Sroka
Commissioners absent: Ms. Bocek
Also present: Mr. Raymond Rigsby, Superintendent of Public Works and
Village Forester
Mr. Robert Pfeil, Village Planner
Mr. Jeffrey Berman, Village Trustee
DEVELOPMENT ORDINANCE — PROPOSED AMENDMENTS CONCERNING SECTION
16.10.070 —DEFINITIONS AND SECTION 16.50.120—LANDSCAPING
Mr. Rigsby noted the Plan Commission had received a copy of the draft Ordinance, Amendments
16.10.070 and 16.50.120 and stated they have gone through the landscaping section of the
development ordinance to make sure it was in line with other communities as to tree protection
practices, tree surveys, tree inventories and species and varieties used in parkway plantings.
Mr. Rigsby noted that after a review of the ordinance Buffalo Grove was lacking in some of the
areas in definition as well as the tree protection part of the ordinance.
Commissioner Samuels asked what communities were used for comparison purposes.
Mr. Rigsby stated they looked at Schaumburg, Vernon Hills, Libertyville, and Lake Forest.
Commissioner Samuels asked if the language in the ordinance regarding the determination of
compensation for trees that are removed is new.
Mr. Rigsby stated yes.
Commissioner Trilling asked how the Village of Buffalo Grove is different from other villages.
Mr. Rigsby stated one of the areas they differ is that Buffalo Grove did not define certain parts of
the tree that was to be protected. For example they now define a critical root zone which means
they keep construction traffic away from the root zone so that they do not have to pack the soil
and soil is not piled on top of the root zones. They also define the protection of a snow fence. In
tree surveys, they are now asking developers to name key trees to be preserved and what
significant trees will be protected during development.
Commissioner Trilling asked if trees are destroyed by actual damage by developers or the
approval to destroy trees.
Mr. Rigsby noted they are trying to provide the Commission with a tool to help decide what trees
should be saved and what trees can be destroyed, based on the survey. The developer is required
to provide a condition rating of the tree. The tree can either go based on this rating or it can
become a significant tree that should be saved. If it happens to fall in the footprint of a building,
then someone must make the decision as to what to do with that tree.
Commissioner Trilling asked if the developer is obligated to maintain the tree or assure its
survival for three years.
Mr. Rigsby stated it is based on replacement. If a tree is removed without authorization, they are
required to replace tree 2:1, diameter inch, and then are required to keep the tree alive for three
years.
Commissioner Trilling asked what the developer obligation is if it is a new tree that is part of a
landscape plan.
Mr. Rigsby stated it normally takes about three years to final out the developer. Also, the
developer normally has a warranty with the landscaper for about one year for the life of the
material. Anything after that, it is the developer's responsibility.
Commissioner Panitch stated the paragraph dealing with developer compensation for trees uses
the word "may." He asked when would the developers be required to compensate and when
would they not be required to compensate.
Mr. Rigsby stated they are trying to give the developer an alternative to either put the plant
material back on the site or the option of a monetary value back to the Village that can be used in
a reforestation program if they choose not to replace or do not have the room to replace.
Commissioner Panitch stated it seemed the word "may" was somewhat too soft a word to be
used.
Mr. Rigsby stated either they will have to replace the trees or they will have to compensate the
Village for the trees.
Commissioner Samuels stated he sees no plenaries in the ordinance. What happens to a
developer to fails to comply.
Mr. Rigsby stated they now have the authority, working with the building department, to issue a
stop work order if fences do come down. It is not written into the development ordinance but
they do work through the building and zoning department to carry that out. However, they do
not really have any penalties written into the ordinance.
Commissioner Samuels asked if there is something specific or just the general power that the
building commissioner has that empowers remedial action.
Mr. Pfeil commented that the Village Attorney should be consulted. He noted the Development
Ordinance empowers the Village Engineer to stop work on projects for certain causes or
conditions. The Village Attorney will advise the staff concerning the appropriate language
concerning the Village Forester's authority.
Chairman Ottenheimer asked when the current landscape ordinance was revised.
Mr. Berman stated the last revision was in 1998.
There being no further comments of questions from anyone else present, Chairman Ottenheimer
closed the public hearing at 7:55 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
LESTER OTTENHEIMER, Chair