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2001-02-07 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 02/07/2001 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION February 7, 2001 Proposed CVS Pharmacy and National City Bank, 10 E. Dundee Road Northeast corner of Buffalo Grove Road/Dundee Road,Amendment To the Planned Unit Development (P.U.D.) and Preliminary Plan, Approval of a Special Use for a drive-through pharmacy facility And approval of building elevations and materials, landscape Plan and site lighting in the B-3 Planned Business Center District Proposed Dominick's supermarket, the Plaza at Buffalo Grove, Northwest corner of Buffalo Grove Road/Dundee Road, Amendment to the Planned Unit Development (P.U.D.) and Preliminary Plan and approval of building elevations and Materials, landscape plan and site lighting in the B-3 Planned Business Center District Chairman Ottenheimer called the meeting to order at 9:20 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. Paul Shadle, Piper Marbury Rudnick& Wolfe Mr. David Hene, Dominick's Mr. Larry Wilinski, Dominick's Mr. James Sotiros, Stowell Cook Frolichstein Inc Mr. William Perry, Compass Consulting Group, Ltd. Mr. Stephen Corcoran, Metro Transportation Group Inc. Mr. John Wojtila, Zaremba Group Mr. Jim Dapkus, CVS Pharmacy Mr. Joe Kuiper, National City Mr. Jeffrey Berman, Village Trustee Ms. DeAnn Glover, Village Trustee Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner Mr. Jason Nordberg, Assistant Village Planner APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Smith to approve the minutes of the regular meeting of December 6, 2000. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Dunn and Bocek abstaining. Moved by Commissioner Samuels, seconded by Commissioner Panitch to approve the minutes of the regular meeting of December 20, 2000. Commissioner Trilling noted page 2, paragraph 6 needed the addition of the word "car." Page 3 needed corrections of spelling to paragraphs 5 and 6. Page 4, paragraph 5 needed correction to a typographical error. Page 9, paragraph 2 needed grammatical correction and page 12, paragraph 13 needed clarification.. All Commissioners were in favor of the amended motion and the motion passed unanimously with Commissioners Trilling, Dunn and Feldgreber abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Feldgreber attended the Village Board meeting on January 22, 2001. The heard comments from a neighbor adjacent to the proposed residential development by Forum Properties at Park Avenue and Main Street. He noted that Forum has met with the neighbors and will modify its plan to reduce the number of lots. Mr. Pfeil noted that Forum has requested a workshop on February 21, 2001 concerning the revised plan. PROPOSED CVS/PHARMACY AND NATIONAL CITY BANK, 10 E. DUNDEE ROAD, NORTHEAST CORNER OF BUFFALO GROVE RD/DUNDEE RD., AMENDMENT TO THE PLANNED UNIT DEVELOPMENT (P.U.D.) AND PRELIMINARY PLAN, APPROVAL OF A SPECIAL USE FOR A DRIVE-THROUGH PHARMACY FACILITY AND APPROVAL OF BUILDING ELEVATIONS AND MATERIALS, LANDSCAPE PLAN AND SITE LIGHTING IN THE B-3 PLANNED BUSINESS CENTER DISTRICT Moved by Commissioner Samuels, seconded by Commissioner Trilling to recommend approval to the Village Board of the petition for an amendment of the Planned Unit Development (P.U.D.) and Preliminary Plan and approval of a Special Use for a drive-through pharmacy facility in the B-3 Planned Business Center District with the following variation: ZONING ORDINANCE — Section 17.36.040.G.2. (to allow five vehicle-stacking spaces instead of six spaces per customer service area in the bank drive-through facility), in order for the petitioner to be able to do the proposed removal of the existing National Bank facility and construct a CVS Pharmacy of 10,880 square feet with a drive-through pharmacy facility and a National City Bank of 2,800 square feet with a drive-through service facility providing four customer service lanes, pursuant to the testimony produced at the public hearing and the documents presented in support of the petition and subject to: 1. Submittal of a revised plan that shows the drive-through pharmacy window on the north side no less than 27 feet from the center of the window to the east end of the building; 2. Providing a turning radius on the Dundee Road curb cut of no less than 25 feet, subject to any modification of the proposed configuration of the island that is determined by staff and the Village's traffic engineer to help accommodate stacking of cars and entry into the by-pass lane through the pharmacy drive-through area; 3. Widening of the sidewalk along the east side of the National City Bank building from 6 feet to 7 feet the length of the building; 4. Lowering of the pitch of the hip-roof portion of the CVS pharmacy and using cedar shake roofing instead of asphalt shingles for both buildings. 5. Adding landscaping on the north side of the emergency generator pad. Commissioner Trilling thanked the developer for revising the drive through window of the proposed plan, noting it now moves the building to be more consistent with buildings that are current within the Village. It takes an outdated building that is located almost at the property line and sets the buildings further back allowing for better visibility at the intersection. Commissioner Samuels stated he agrees with Commissioner Trilling that the petitioner has done an admirable job of addressing the concerns heard throughout the process. This is both a good and desirable use for the property. He stated he has noted the concern of several commissioners regarding the overall traffic flow and some confusion. He stated he does not share those concerns now that there is a common entry point and direction to the drive-through facilities. Also, since the petitioner addressed the issues regarding the location of the window and the radius of the curb cut on Dundee, he feels that this plan deserves his support. Commissioner Panitch also commended the petitioner for a job well done, although he is hesitant to approve a plan that he does not understand on paper. He stated he is still troubled by the way cars have to maneuver. He stated CVS would be a great addition to Buffalo Grove and a great improvement to this corner but he is still troubled by the internal circulation plan. Chairman Ottenheimer stated he also appreciates the job done by the developer. However, although he would welcome CVS to the Village, he is still very troubled by the internal circulation regarding the drive-through. It is confusing at best and he is concerned with the safety of the citizenry and he is not sure it meets the standards for vehicular traffic. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Samuels, Trilling, Feldgreber, Smith NAPES: Dunn, Panitch, Bocek, Kenski-Sroka, Ottenheimer ABSENT: None ABSTAIN: None The motion failed 5 to 4. Chairman Ottenheimer suspended the regular meeting at 9:30 p.m. to proceed to the second public hearing. Chairman Ottenheimer reconvened the regular meeting at 11:30 p.m. PROPOSED DOMINICK'S SUPERMARKET, THE PLAZA AT BUFFALO GROVE, NORTHWEST CORNER OF BUFFALO GROVE RD/DUNDEE RD., AMENDMENT TO THE PLANNED UNIT DEVELOPMENT (P.U.D.) AND PRELIMINARY PLAN AND APPROVAL OF BUILDING ELEVATIONS AND MATERIALS, LANDSCAPE PLAN AND SITE LIGHTING IN THE B-3 PLANNED BUSINESS CENTER DISTRICT Moved by Commissioner Samuels, seconded by Commissioner Smith to recommend approval to the Village Board of the petition for an amendment of the Planned Unit Development (P.U.D.) and Preliminary Plan in the B-3 Planned Business Center District with the following variation: ZONING ORDINANCE— Section 17.36.040.F.2. (to allow 559 off-street parking spaces instead of the number of spaces required by the Village Zoning Ordinance so that the petitioner may make the changes proposed to the existing building at 764-782 Buffalo Grove Road to construct a Dominick's supermarket of 65,231 square feet, to construct a gasoline sales facility and to make modifications to the building facades, parking lot and landscaping of the shopping center, pursuant to the testimony pursuant produced at the public hearing and the exhibits placed in evidence, subject to: 1. Petitioner's commitment to funding the entire light, which will enable them to open their store whenever the Cook County states they are ready to put in a light. Commissioner Samuels noted he does not want a situation wherein the County states they do not have the funds in their program for the next 2 to 5 years and the store opens creating a problem with traffic. Chairman Ottenheimer asked if there had been a determination that a light is actually needed and would be beneficial. Mr. Kuenkler stated he believes if the center is fully occupied, a light would probably be warranted. Mr. Hene stated they want the signal if the County allows it. He stated he will agree that if the county allows the light, Dominick's will agree to pay for the signal. However, Dominick's will only be required to pay its fair share, which means that all of the benefited parties must contribute at some point. The owner of the Plaza property will have to share in the cost as will the shopping center on the east side of Buffalo Grove Road that will also benefit from the signalization. He stated he will agree to have Buffalo Grove allow them to enter into a recapture agreement whereby should the shopping center on the east side of Buffalo Grove Road be redeveloped, the owner of that property would be responsible for his share of the traffic signal recapturable to Dominick's. All Commissioners agreed that Mr. Hene's request was fair. Also subject to: 2. A mutually agreeable provision in the P.U.D. that will provide a mechanism which the parties agree to that in the event a parking problem arises Dominick's will agree, at its sole cost, to dismantle and take away the gas station, replacing same with parking spaces. Mr. Hene stated that Dominick's will agree to this condition only if it is clear and unequivocal, and not subject to interpretation by either Dominick's or the Village. There can be no interpretation as to whether or not there is a "parking problem" caused by the gas facility. The method of determining a parking problem has to produce a quantifiable result that both parties agree to accept. Chairman Ottenheimer noted that is what must be worked out with the Village before the hearing with the Board. Commissioner Samuels concurred that it must be an objective standard that is either met or not. Also subject to: 3. Raised curb along the west property line for the pedestrian walkway. 4. Restriction on deliveries for Dominick's to daily hours between 7:00 a.m. to 10:00 p.m. Mr. Raysa stated he is reluctant to restrict deliveries on businesses not represented at the public hearing and not party to the zoning petition by Dominick's. Mr. Hene stated he has committed to this restriction and it is not a problem for Dominick's. He further stated that the shopping center owner will attend the Village Board meeting if requested by the Village. Commissioner Samuels stated this restriction will not have a lot of effect if the other businesses in the shopping center can do as they wish in terms of delivery hours. Commissioner Panitch noted concern with the County possibly deciding against allowing a traffic signal at the proposed location on Buffalo Grove Road. He stated that if the motion has this subject to, he would like to get documentation that the County agrees that this is where a light will go subject to warrants. Commissioner Panitch stated he feels that once the gas station is built it will never be removed, even if required by the ordinance and parking analysis. He stated he would rather have a six month delay on the gas station, with time to do the necessary parking studies and then allow Dominick's to build the gas station if appropriate. Commissioner Samuels stated Dominick's will not accept that. Commissioner Dunn stated she likes the looks of the proposed plan, which will help revitalize the center. However, the problem she has with the proposal is simply the gas station. It presents too many safety problems as far as the traffic and the traffic flow in the parking lot. There is also a safety problem with ingress and egress at the driveway. In addition, the gas station will block the view for a lot of the stores in the shopping center. Given the parking shortage, safety issues and the traffic in the parking lot, as well as the increase in traffic due to the presence of Dominick's, she is not in a position to support this proposal. Commissioner Smith stated after taking into account that Dominick's has made many compromises and put together the best plan possible for this center, he will support the plan. He noted Dominick's has put a lot of money into this plan and this redevelopment will benefit most of the center. He noted the benefits far outweigh any downsides to this redevelopment. Chairman Ottenheimer stated he has some reservations with the fuel center. However, given the commitment by Dominick's and the fact that he has confidence in Dominick's and the Village authorities being able to work out a mutually acceptable agreement, which calls for the demise of the fuel center if certain conditions are not met, he will support the plan. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Samuels, Trilling, Feldgreber, Smith, Bocek, Ottenheimer NAPES: Dunn, Kenski-Sroka ABSENT: None ABSTAIN: Panitch The motion passed 6 to 2. CHAIRMAN'S REPORT—None FUTURE AGENDA SCHEDULE Mr. Pfeil noted the next meeting will be February 21, 2001. PUBLIC COMMENTS AND QUESTIONS—None STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Smith, seconded by Commissioner Feldgreber and carried unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 11:55 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: 02/07/2001 Type of Meeting: PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION February 7, 2001 Proposed CVS/pharmacy and National City Bank, 10 E. Dundee Road, northeast corner of Buffalo Grove Rd/Dundee Rd Amendment to the Planned Unit Development (P.U.D.) and Preliminary Plan and approval of building elevations and Materials, landscape plan and site lighting in the B-3 Planned Business Center 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. Paul Shadle, Piper Marbury Rudnick& Wolfe Mr. John Wojtila, Zaremba Group Mr. Jim Dapkus, CVS Pharmacy Mr. Joe Kuiper, National City Bank Mr. Stephen Corcoran, Metro Transportation Group Inc., Mr. Jeffrey Berman, Village Trustee Ms. DeAnn Glover, Village Trustee Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner Mr. Jason Nordberg, Assistant Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit A: Preliminary Site Plan dated December 29, 2000 Exhibit B: Preliminary Landscape Plan dated December 29, 2000 Exhibit C: Exterior Building Elevations dated December 29, 2000 Exhibit D: Rendering looking from the Southwest Exhibit E: Rendering looking from the Southeast Exhibit F: Material Finish Board Exhibit G: EIFS Sample—White Exhibit H: EIFS Sample—Gray Exhibit I: Brick Sample Exhibit J: Column Sample Exhibit K: Traffic Control Plan Exhibit L: Phasing Plan Mr. Paul Shadle of Piper Marbury Rudnick & Wolf stated they requesting approval for the redevelopment and upgrade of the site located at the northeast corner of Dundee and Buffalo Grove Roads. They are seeking preliminary plan and development approval for the center including a Special Use for the drive through pharmacy. Zaremba is seeking to replace the existing bank which now includes six drive through windows that have direct access to Buffalo Grove Road with two smaller structures that include a CVS pharmacy of about 10,880 square feet and the National City Bank building with an area of approximately 2,800 square feet. Also the site would be served with 90 parking spaces, five of which would be accessible to the disabled. The proposed development would move the buildings toward the northeast portion of the site. All of the proposed uses are permitted uses within the B-3 district under the Village zoning ordinance. Mr. Shadle noted they began this process with a single pharmacy drive through aisle located on the north side of the building and in seeking to improve on that design and based on comments from the Plan Commission they have relocated the pharmacy drive through to the east side of the building. They have worked with the traffic engineer to come up with a site that circulation drive throughs that were safe and functional. Zaremba and CVS have substantially revised the site plan and conferred with Benes and Associates to do that. The CVS drive through has been put back on the north side of the building and reconfigured and enlarged with a new aisle, still having a drive through lane allowing additional space to meet the concerns raised earlier. The site plan still includes enhanced landscaping. Mr. John Wojtila of Zaremba reviewed the overall revised site plan and landscaping plan. He noted there have been considerable changes made to the landscape plan based on comments from the staff and Plan Commission. With this redevelopment of the intersection, the green space that currently exists on the property and the green space that is proposed matches almost identically with the big difference being that they have considerable green space along Buffalo Grove Road where it currently does not exist. Mr. Wojtila noted that previous meetings with staff had determined that a four car stacking drive through would be the number to strive for. Therefore they have shifted the window down the west wall and added a second drive through bay for this facility. The double drive through was not added to CVS for operational needs or volume, rather simply to furnish enough queuing space to meet the Village's request. Mr. Wojtila confirmed the hours for the CVS pharmacy as 8:00 a.m. to 10:00 p.m. Monday through Saturday and 10:00 a.m. to 6:00 p.m. on Sunday. National City hours will be 9:00 a.m. to 6:00 p.m. Monday through Friday and 8:00 a.m. to 1:00 p.m. Saturday. Mr. Wojtila noted they have improved site lines by minimizing the landscaping in areas to allow for safe and efficient exit for drive through vehicles. He further noted there is a continuous row of hedges between the CVS and National City Bank to separate the uses. Mr. Wojtila reviewed the building designs, noting both structures are all brick on all four sides. Both structures utilize similar components and designs. There will be similar columns on both buildings and both drive throughs. There will be asphalt shingle roofing and just below that is the EIFS material. This followed by the brick material. Mr. Wojtila stated he expects to construct this project with the existing National City Bank. This allows for construction of the new National City Bank while the existing bank maintains operation. Mr. Wojtila also stated they would be able to accommodate the request for four feet of additional right-of-way on both Dundee and Buffalo Grove Roads. Additionally they will be increasing the walkway to eight feet to be consistent with the development code. They will also be adding street lights if approved by IDOT and the county. Mr. Stephen Corcoran of Metro Transportation Group stated they have basically returned to the original site plan consisting of parking along the front and sides for people and employees who park to use CVS and National City Bank. Coming off the existing driveway off of Buffalo Grove Road or the slightly relocated driveway off of Dundee Road you go to the back of the site and then turn south to get into the drive through lanes for either CVS or the bank. The concern here was with the traffic queuing from CVS because of its location close to the corner. Adding more queuing through a second lane has alleviated this now and they have also added space for additional stacking. The site plan shows stacking of two cars per lane, but in reality they have room for at least another car in each lane. If there is a third car it would block the by pass lane, but they do not feel that would happen very often. Mr. Corcoran reviewed the memo of January 31, 2001 from Benes and Associates noting the proposed bank does not have a by pass lane which is something they do not have now and the bank has noted they do not need one. The second comment is a recommendation for a "keep right" sign at the end of the median on the access drive off of Buffalo Grove Road which Zaremba has no problem with. Third, they shifted the existing driveway further to the east at the request of IDOT to align with the existing driveway across the street serving the current Dominick's site. One of the impacts of this is that they have had to provide a smaller than normal curb radius at that location. They have widened the sidewalk to provide greater overhang ranges for the parking stalls in lieu of providing bumpers. Bene also suggested no high landscaping to hide site lines from the drives. Mr. Corcoran stated they counted the queuing by 15 minutes intervals on a Saturday at the bank. There are six lanes there today. Two of the lanes are not operational. They found a maximum of three cars in any given lane during that whole survey period. They also looked at some transaction data from the bank for the months of June and December to note activity. Again they found that a five car stacking arrangement would be more than enough for the drive through lanes. Benes and Associates then asked why Saturday was chosen instead of Thursday which appeared to be the busiest bank day. However, Saturday is the busiest day from an hourly perspective whereas the number of transactions during the course of a day was on Thursday. Mr. Shadle noted one other way they increased space for cars was by slightly shifting the window to the west. He noted that based upon their presentation they believe the proposed project meets the general standards for planned developments that are set forth in Section 17.28.50 of the Village's zoning ordinance and the special use criteria set forth in Section 17.28.40 of the zoning ordinance. Mr. Shadle further stated: 1. The project meets or exceeds all area bulk and density requirements of the zoning ordinance for the B-3 district. 2. The plan will have no detrimental impact and, in fact, should enhance the northeast corner of this intersection. The uses are all permitted uses in the B-3 district, the buildings will be new and all of it is located in what is today a business district. 3. The site plan treats the site appropriately by improving and expanding the landscaping and it will better control vehicular access to the site, eliminating the massive north/south curb cut on Buffalo Grove Road. 4. There are no variations requested other than the one car drive through stacking reduction. 5. The area of the site is sufficient and no outlots will be created. The total FAR is substantially less than is permitted on the site. Mr. Shadle noted the following in support of the Special Use criteria: 1. The proposed development will both serve the public convenience by providing a needed retail service in an already retail and commercial area and it will be constructed and operated pursuant to Village requirements so as not to be detrimental to the public health, safety or general welfare. 2. The development is designed and will be operated to be in harmony with the ongoing uses and developments in the B-3 district and with other immediately surrounding developments. 3. The project is not going to be injurious to surrounding uses and it will not diminish property values. The proposed site design improves the current design and brings new improvments to the site and a viable use operated by two well-established companies that are likely to increase rather than diminish surrounding property values. 4. The project should in no way impede, hinder or discourage uses of surrounding property as permitted in the business zoning districts in the Village. The proposed uses are fully controlled with respect to access and are compatible with surrounding uses. They will not conflict directly with any other uses. 5. All necessary and required utilities, access, drainage and other facilities will be provided and have been provided on the site plan. 6. Parking spaces and means of ingress and egress are designed pursuant to Village standards to prevent traffic hazards, nuisance and traffic congestion. They have sufficient parking, buffing on all sides, landscaping, pedestrian access, two locations for ingress and egress. Mr. Raysa asked if there is an off site easement along the north property line to allow traffic to exit. Mr. Shadle stated yes, there is. Mr. Wojtila stated along the property line between the shopping center to the north and the existing National City property, there are two easement areas. The easement to the north benefits the CVS/National City property and the area to the south benefits the shopping center on the north of the property. Commissioner Samuels asked if the developer had received permission from the neighbors to the east to widen the radius on Dundee Road. Mr. Wojtila stated they have submitted the plans to IDOT and they have said they wanted to line up the driveway with the existing one across the street. If they put the radius that IDOT would request, the flare of the radius would encroach in the right of way of the neighbor to the east. So they have changed the radius so that they are not encroaching on the neighbor's right of way. Otherwise, they would need a lot line agreement with the neighbor to the east and they are not interested in signing a lot line agreement at this time. Commissioner Samuels noted the smaller radius at that point would require a 5 mile per hour turn so that someone coming down Dundee Road at 45 miles per hour would have to slow to 5 miles per hour in order to make that turn which he is not comfortable with. Mr. Corcoran stated they have the option and ability to slide the driveway over a little more to get the proper radius in. I Commissioner Samuels noted it would be a good idea to pursue that option. Commissioner Samuels asked if the radius at the entrance to the CVS drive through could be softened to make it a slightly easier maneuver. Mr. Corcoran stated they could do that. Commissioner Panitch asked if there is any ordinance for the pharmacy stacking. Mr. Pfeil stated the zoning ordinance does not have an explicit number of required stacking spaces for pharmacy drive throughs. The Village has taken them on a case by case basis and noted what the petitioner represents as to demand for the drive through. Commissioner Panitch noted there is not a lot of sidewalk left where cars will overhang. Mr. Wojtila noted wheel stops are not favored by the Village engineer and asked if they could make the sidewalk seven feet. Commissioner Panitch stated one foot was better than nothing. Commissioner Panitch noted confusion with vehicle circulation from westbound Dundee Road. Mr. Corcoran stated that as they enter off of Dundee Road, they would stay to the right of the bank building and then circle around to the left and then make a left either into the drive through lanes for CVS or NCB. Commissioner Panitch stated there is too much happening on this site plan with vehicle circulation. Commissioner Trilling noted he too would like to see the east sidewalk along National City Bank to a 7-foot width. Commissioner Trilling noted a generator is shown to the east of CVS just north of the dumpsters and asked if that was to provide power in case of an outage. Mr. Wojtila noted that generator is strictly for a sanitary pump station that currently exists for the property. Commissioner Trilling asked what the fuel source is for that generator. Mr. Wojtila stated it is a contained gasoline tank right at the generator. Commissioner Trilling asked if they had applied with the EPA and fire marshal for the appropriate permits. Mr. Wojtila stated yes. Commissioner Trilling suggesting putting some landscaping on the north side of that generator. Mr. Wojtila stated they could add landscaping there. Commissioner Trilling asked what type of material is being used for the enclosure for the compactors. Mr. Wojtila stated it would be masonry to match the building. Commissioner Trilling asked if anyone has verified the condition of the chain link fence on the east property line. He asked that any repairs required be made by the developer. Mr. Wojtila agreed. Commissioner Trilling asked to identify the building materials for the record. Mr. Wojtila stated the asphalt shingles are a pewter blend. The EIFS system would be in two colors of light gray and colonial white. The brick color would be a plantation blend. The color for the brick enclosure would also be in a white. Commissioner Trilling expressed concern on the radius to the entry off Dundee Road and stated 25 feet would be the minimum he would like to see even if the entry alignment had to be moved or an easement had to be obtained. He stated he sees this as the largest hazard on the site. Commissioner Trilling asked if there is anything that can be done to move the drive up window further away for the CVS building. Mr. Wojtila stated a great deal of effort was put into relocation of that drive through window further west along the north wall of the building. Shifting the window also shifts the retail area for CVS and doing so any further would not work for them. Commissioner Trilling asked how a motorist would navigate the very sharp turn into the drive through window. Mr. Corcoran stated it depends on the angle of approach. If coming from the east, you make a left turn and you are approaching at a slight angle. There is a lot of maneuvering room to allow the car to get in and make the turn. They have cut out merges in the one lane to get the car further over and get the biggest radius possible to go into either one of the drive through lanes. Commissioner Samuels asked about flipping the internal areas in order to allow the drive through window to be brought to the middle of the building. Mr. Todd Hamula of Zaremba stated that if this is done the loading and receiving area also gets pushed and the checkout area and aisles would run differently. He stated this is not the kind of internal operation that CVS normally runs and, in fact, they do not want to do that. Commissioner Samuels noted he understood that but feels that for the sake of maneuverability at the drive through window, this would be a better option. Also, you would get double or triple the amount of stacking room and you can now get away with only one lane for the drive through. Mr. Wojtila noted this idea was not dismissed easily but the revised interior layout was not amenable to CVS. He noted there is plenty of maneuverability to get a vehicle into any of the spaces, including the by-pass lane. They have moved the window down; they have added the double drive through and have increased the amount of striping in the area to get vehicles around there. Commissioner Samuels stated he simply does not see why the plans cannot be reconfigured on the inside. He noted this plan is doable but a situation is being created here which is something the Plan Commission always tries to avoid. He further noted that Benes and Associates continues to recommend that the pickup window be located farther west to accommodate a minimum of three queued vehicles per lane. Mr. Corcoran stated Benes and Associates has never mentioned the maneuverability problem to him in their conversations. Mr. Wojtila noted the volumes per hour at the drive through have been shown to be about 2-3 cars and possibly 4 at most and they thought they had accomplished everything by not only furnishing room for 4 vehicles and possibly 5, and still sliding the window down. They felt that was a good compromise. Commissioner Bocek asked about the possibility of making the roofline less prominent. Mr. Wojtila stated if the Commission so desires they would be happy to lower the roof element of the CVS. The original drawing submitted had a darker appearance making the roofline more prominent. Commissioner Bocek asked if a cedar shake roof had been considered. Mr. Wojtila stated if the Commission desires they could certainly do a different roof material. Commissioner Bocek asked about the signage. Mr. Wojtila stated CVS understands they must submit a separate signage permit and they understand that the Village's ordinance will be looked at closely. Commissioner Dunn asked when and where deliveries would be made. Mr. Wojtila stated CVS deliveries would come to the area east of the CVS building, shielded by the building and the hedgerow between the National City and CVS. When a truck is backed up in that position it would not be impeding the traveled way to the south. Commissioner Dunn asked what the delivery hours would be. Mr. Dapkus of CVS stated delivery hours would be whatever the Village ordinance requires. This will be an 8:00 a.m. to 10:00 p.m. store and they only deliver once a week. Commissioner Dunn asked how many trucks would be delivering. Mr. Dapkus stated the main delivery from CVS would be once a week. The smaller vendors would probably delivery twice a week, typically from 7:00 a.m. to noon. Commissioner asked what size trucks would be delivering. Mr. Dapkus noted the CVS truck is a typical semi-trailer. Commissioner Dunn asked how long it takes to unload a delivery. Mr. Dapkus stated it is all palletized and there are typically 8-10 pallets per delivery, which should take about 45 minutes to unload. Chairman Ottenheimer stated he agrees with the other Commissioners regarding the configuration of the drive throughs. On paper it is confusing at best, looking like a sea of asphalt with all kinds of striping. He stated he agrees with Commissioner Samuels that a better plan would be to try to reconfigure the facility. He stated he also hopes that Commissioner Bocek's thoughts on the roofline are heeded and the roofline is scaled down. Mr. Shadle stated they sought to respond to the Plan Commission by having their engineer and developer meet with the Village Engineer to come up with a plan that would reach some compromise between all of the comments and maintaining the internal operational efficiency of the store. They also sought to insure the plan would operate safely and not be confusing. The Village Engineer had one comment suggesting an increase in stacking space and it was their understanding that referred only to the second window which was really only added to provide an additional stacking space. Chairman Ottenheimer stated the design that exists now has done what is probably the best under the circumstances. However, it is possible to do it a different way. Commissioner Trilling noted it might be a good idea to think about how far that drive through window could be moved before taking this matter to the regular meeting and a recommendation. Mr. Raysa noted that based upon the last comment he would keep this meeting open. Mr. Shadle stated they would like to have this hearing kept open. Mr. Shadle stated they have conferred with personnel at CVS and they have stated that CVS could accommodate a shift of the window 10 feet to the west. The difficulty this creates is both of staggered cash registers and a waiting area. It diminishes shelf space, which is a significant consideration for a retailer. The window shift would then allow a car to turn and rather then ending the turn at the window, they would already have straightened the vehicle out and be in the slot. There being no further comments or questions from anyone else present, Chairman Ottenheimer closed the public hearing at 9:20 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: 02/07/2001 Type of Meeting: PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION February 7, 2001 Proposed Dominick's supermarket, the Plaza at Buffalo Grove, Northwest corner of Buffalo Grove Rd/Dundee Rd.,Amendment To the Planned Unit Development (P.U.D.) and Preliminary Plan And Approval of building elevations and materials, landscape Plan and site lighting in the B-3 Planned Business Center District Chairman Ottenheimer called the hearing to order at 9:30 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. Bocek Ms. Kenski-Sroka Commissioners absent: None Also present: Mr. David Hene, Dominick's Mr. Larry Wilinski, Dominick's Mr. William Perry, Compass Consulting Group Mr. James Sotiros, Stowell Cook Frolichstein Inc. Mr. Stephen Corcoran, Metro Transportation Group Mr. Jeffrey Berman, Village Trustee Ms. DeAnn Glover, Village Trustee Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner Mr. Jason Nordberg, Assistant Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit A-1: Proposed Fixture Plan dated February 7, 2000 Exhibit A-2: Proposed Building Elevation dated February 7, 2000 Exhibit A-3: Proposed Building Elevation dated February 7, 2000 Exhibit A-4: Material Sample Board dated December 20, 2000 Exhibit A-5: Doyle Sign Co., Shopping Center Pylon Sign dated October 30, 2000 Exhibit A-6: Doyle Sign Co., Fuel Service Monumental Sign dated January 12, 2001 Exhibit B-1: Proposed Gas Kiosk Exhibit B-2: Proposed 4 Dispenser Fuel Center Exhibit C-1: Preliminary Site Plan dated January 23, 2001 Exhibit C-2: Preliminary Grading Plan dated January 23, 2001 Exhibit C-3: Preliminary Utility Plan dated January 23, 2001 Exhibit C-4: Preliminary Tree Inventory/Preservation Landscape Plan dated January 23, 2001 Mr. David Hene of Dominick's stated that they are requesting approval of the P.U.D. amendment to allow the construction of the proposed store. The existing shopping center contains 121,740 square feet and includes a variety of uses. There are 456 parking spaces provided. 553 are required by Village ordinance, which is deficit of about 97 spaces. Mr. Hene stated that since the last meeting they have reduced the size of their building. Initially it was 66,670 square feet and it is now 65,231 square feet. They have eliminated half of the pumps at the fuel center so that it is now a 4-pump facility. They have also made a variety of site plan changes and improved the overall circulation. Mr. Hene stated the three businesses that will be relocating are the Big Apple Bagel, Continental Restaurant and the pet store. There are existing agreements, which have been submitted to the Village, which provide for their relocation in advance of Dominick's undertaking any construction. They will have an opportunity to move into their new spaces and open their business before Dominick's has an opportunity to begin its construction. Mr. Hene stressed that a very important component to their project is the fuel center. This is an essential item to their store as it is where grocery retailing is going in the future and it is an item they can compromise on design but it is a critical element to the project. Mr. Hene noted the existing requirement in the zoning ordinance for parking is 604 spaces. He noted they are providing 559 spaces, which is a deficit of 45 spaces. He noted that in earlier testimony they had indicated that the parking demand based on industry standards as well as Dominick's own experience at other locations are such that the parking demand is about 405 spaces rather than even the 559 proposed at this center. It is a number they have researched intensely both from Dominick's perspective as well as the perspective of the traffic engineer. He noted they do have a potential solution to the parking variance which lies in the area they are currently located. He stated they have a long term lease at their existing location for the next 11 years and that shopping center has about 274 parking spaces. According to the square footage that is there (48,167 square feet), they are required to have 219 spaces. That leaves them with a surplus of 55 spaces. Therefore, Dominick's parking requirements at the proposed shopping center could be accommodated at their existing location across the street. Mr. Hene stated it is their sincere opinion that they really do not need those spaces. He noted that for practical purposes customers would not park across the street. He noted their feeling is that if there is a problem, their employees could park there and they understand the importance of serving their customers. Mr. Hene noted staff had raised the issue of potential redevelopment of the Commons shopping center. The parking design as it is in the field now is angled parking which is extremely inefficient. A future redevelopment there would certainly want to maximize the parking that could be put on that site and a perpendicular design would be able to accommodate that. Assuming that they can get 50,000 square feet on a 4-'/2 acre site the FAR is .25 which is certainly a very marketable number for any developer should they choose to redevelop. The shallowness of that lot prevents any real big box user from locating there. Mr. William Perry of Compass Consulting Group stated the existing retail strip center on both the north and west is served by a single access point. They plan to straighten out this access point and line up the new access with the existing access on the other side of the street, providing for a possible future traffic signal at that intersection. He stated they have had discussions with the county but they must continue talks with them. They are also going to be adding an additional right-in, right-out, which will serve both the fuel center and the shopping center. There is an existing curb cut to the north primarily used for employees as well as service vehicles to enter the site. Mr. Perry noted they have made several changes since the last meeting. They have rotated the parking due to a concern that people trying to get into the Blockbuster area and retail areas on the east would have to travel around the other stalls. This way an aisle is created coming all the way to those retail shops. This also allowed for more landscaping throughout the site, which was another recommendation by the staff. They added a couple more landscaping islands with more trees. Mr. Perry stated they would demolish the existing parking lot, putting in all new asphalt. They are also doing lighting and adhering to what staff suggests and ordinance requires. The back has lighting primarily for security reasons. It is all downlit lighting all along the building itself. Mr. Perry stated that because this site is in Cook County and is regulated by the Metropolitan Water Reclamation District, they have created a new ordinance which requires stormwater detention to be provided for sites such as this which are redevelopments for sites which did not provide detention when they were originally put in. To accommodate that ordinance they are providing an underground storage tank that will provide detention for the entire disturbed area of the site. They are proposing an underground storage tank of about 90 feet by 130 feet. In order to do this they will be providing new stormsewer to drain everything to that chamber. The site is serviced by an existing water main coming around the site. They will be providing a new loop in front of the building to add some additional fire hydrants so that they can meet some of the fire codes as requested by the fire chief. There is also existing sanitary that is serving the site as well. Mr. Stephen Corcoran of Metro Transportation Group stated they have performed a traffic study for the proposed use. There are two existing access points, a service drive and a full access as well as three access drives along Dundee Road that both the other center, Taco Bell and the proposed center use in terms of traffic. In reality they will be adding about 20,000 square feet of new retail space within this center but the additional traffic is not a major impact on the roadway system. Mr. Corcoran noted they have now reoriented the parking spaces at the main access to create the north/south aisle so that it is somewhat of a frontage road. They resubmitted this to the Village and in their memo Benes and Associates has requested signage at the service entrance for truck deliveries. Another request was to make this service drive a one way drive. These can be accommodated. They have also accommodated pedestrian traffic from the residential areas by creating a crosswalk. Mr. Corcoran noted they have provided documentation that the number of spaces on site can accommodate the redevelopment based on their review of existing surveys of this center as well as other Dominick's in the area and by checking the national data from the Urban Land Institute and the Institute of Transportation Engineers. All the surveys indicate they have enough parking. Mr. James Sotiros of Stowell Cook Frolichstein Inc. stated they would improve on almost every passage the shopper will experience. The entire parking lot, landscaping, and stormwater will be improved. They propose a pylon sign as well as a monumental sign at the curb cut for the fuel station. He stated they will remove a good portion of the west retail, a small portion of the west end of the north retail and create a brand new Dominick's store and the whole visual aspect of the entire center will be updated. They will replace the vinyl canopy with a canvas back lit. The paint scheme will follow along the Dominick's store. The front facade of Dominick's is a combination of face brick and split face block. It also has some canvas canopy as well as a metal staining seam roof. There is a 3-dimensional tower with a cap that reaches back into the site. There are two entrances to the store. The sides of the building as well as the back are a pre-cast concrete tilt up panel. This helps in the speed of construction. It will be painted/stained to match the dark base with a light top. The back parapet of the building is roughly 8 feet in depth. It is a concrete wall, which is 12 feet thick, which helps in sound screening. There are some larger units on there, which will have some more sound screening added. Typically at a Dominick's store, the sound levels at the site line need to be fewer than 50 decibels. 40 decibels is like a bird chirping. There is a depressed loading dock at the rear of the store. There will be 10-foot masonry painted wall in front of the loading dock. He noted they also provide the same masonry at the fuel center as the store. Mr. Hene stated they have been hit with a number of problems on the site such as engineering problems and building issues to deal with, which have added tremendously to their cost. They believe they are vastly improving the center. They are also proposing there be a period of monitoring whereby if there is a definitive parking problem, then they would agree to demolish the fuel center. They feel so strongly that they are willing to risk well over a million and half-dollars in investment. They are willing to have this written into the P.U.D. amendment. Mr. Pfeil commented that the site plan approved for the P.U.D in 1988 indicated that 527 parking spaces would be provided on the property in compliance with the parking standards of the Village Zoning Ordinance. The parking count on the proposed site plan does not include 77 spaces on the west side of the site that were depicted on the 1988 plan. As far as the offsite parking, there is a real question as to whether or not the provisions of the Zoning Ordinance could be applied as suggested by the petitioner. The Plaza at Buffalo Grove is a P.U.D. and should meet the Village's zoning standards on-site without going across two arterial roads to try to achieve compliance with the parking standards for a shopping center. Chairman Ottenheimer asked if this kind of off-site parking is allowable and proper. Mr. Raysa stated the zoning code allows for off site parking as long as there is either a deed or a long term lease restriction upon the subject property. But he agrees with Mr. Pfeil that since this is a special use the criteria for a P.U.D. and also the general standards for special use are applicable and should be used to review the provision of parking to serve the proposed development. Chairman Ottenheimer asked what Cambridge Commons would then be used for and if there is a long term lease, allowing off site parking, would that impact what could go into that center at a future date. Mr. Raysa stated it could impact Cambridge Commons and comes under the criteria and general standards of the special use. Commissioner Feldgreber asked about the phasing for the redevelopment. Mr. Hene stated they would not rip the entire parking lot out all at once. They will need to make accommodations within the parking lot so that the existing tenants' business, whether they be the relocated tenants or the tenants who will remain in their current locations, still have viable businesses and can be served by a functioning parking lot. Commissioner Feldgreber noted no shopping cart corrals are shown on the plan and wondered if those had been deducted from the space requirements in the parking lot. Mr. Hene stated the corrals are not noted on the plan but would indeed occupy three parking spaces. Commissioner Feldgreber asked where the handicapped spaces are located. Mr. Hene stated there are handicapped spaces along the front of the existing retail to the south in front of the Dominick's store as well as several locations along the north. Commissioner Smith stated the parking at the fuel center would probably not be well utilized as it is too far from the store. He further noted he couldn't see off site parking as an alternative as it creates too many problems. The problem is that even though there is nothing in the store now, there is a problem with parking for the stores on the north end. He stated this is the problem that must be solved. Mr. Hene stated the benefit to how the center is currently tenanted is that the uses discussed are as far from the Dominick's as you can be. He noted there is almost a kind of segregated parking lot on the east portion of the site which is unlikely that Dominick's shoppers will want to use as readily as closer spaces. Commissioner Smith asked if it would be possible to designate parking for certain businesses only. Mr. Pfeil stated the Village does not allow and strongly discourages businesses from designating parking. Commissioner Kenski-Sroka stated she is also concerned about the parking and the existing tenants on the north end. She noted further concerns with employee parking at an off site location. She noted there would be approximately 70 employees parking off site which might be objectionable to the tenants at Cambridge Commons. She further wondered how this kind of parking would be enforced. She also noted the safety of teenage workers could be in jeopardy if they are forced to park off site and cross major arterials. She stated if the developer could not conform to the parking requirements then they must look to removing the gas station which will merely add to the congestion on Dundee Road. Commissioner Bocek also stated her concern with the parking. She noted it appears the average demand on a weekday appeared to be for 207 cars. This means most of the lot would be full all the way to the end of Dominick's which validates some of the other commissioners concerns with the spaces that will be taken up by the retail on the north end of the center. She asked if it is necessary to have the entry into the parking area exactly where it is or if it could be moved somewhat. Mr. Hene stated they have had this driveway in a different location in a previous plan and the county forced them to leave it where it is located because it lines up with the development across the street. Commissioner Bocek asked what would happen to the existing lease at Cambridge Commons. Mr. Hene stated they have eleven more years of control there and it is possible they would sub-lease. Commissioner Bocek asked if the developer had given any consideration for speed bumps in the back area to prevent people from driving up the service area and cutting through the other side. Mr. Hene stated they could do that. Commissioner Bocek asked about consideration for sound barriers. Mr. Hene stated with the existing configuration that would be very difficult. They do not have enough room on the north side of the property. The sound barriers they could put in would not contain much sound, as there is not enough room to put in a berm with any height. The solution is probably worse than the problem. Commissioner Panitch stated it looks like the plan is adding 30 spaces on the north end, 18 in a little north/south area and 6 spaces in the far corner which will help in the north area. Commissioner Panitch stated he is firmly against any off site parking. Commissioner Panitch suggested the developer build the gas station only once they find there is a surplus of parking at a later date. Mr. Hene stated he couldn't take the gas station off the table. Commissioner Panitch asked how many semi-truck deliveries would be made per day. Mr. Hene stated they are looking at two Dominick's trucks as well as 6-8 vendor trucks which will be smaller trucks that will not be using the loading dock because they don't have the height to reach the lip and will load through a rear door in the store. Because they are smaller trucks they are not dropping off as many goods so they drop and go. Mr. Hene further noted the back area is 32 '/z feet wide and 24 feet is usually wide enough for two way traffic. However, there has been a desire on the Village's part to have traffic move one way. Even with trucks being staged here it does provide an overflow lane. Commissioner Panitch stated he is not in favor of speed bumps which impedes snow plowing. Commissioner Panitch asked if there will be anything to prevent parking space overhang onto the sidewalk on the north end of the center. Mr. Hene stated the parking stalls are 18 feet deep so there should not be any necessity for an overhang. The dimensions of the sidewalk are 14 '/z feet. Commissioner Samuels noted the parking realignment at the entrance is a vast improvement over anything seen previously. He asked what the status is with the county regarding the location of the traffic light at the main entrance. Mr. Hene stated they are general at this point. The county believes a traffic signal is warranted but there is not necessarily a timetable nor a sharing agreement. Commissioner Samuels asked what is typical in terms of a sharing agreement for signalization. He asked if the county would allow a traffic signal to be put in right away if the developer offered to pay for it. Mr. Hene stated he believes they would. Commissioner Samuels asked if the developer was willing to make its commitment subject to the signal going in first. Mr. Hene stated he could make the commitment that Dominick's will pay its fair share of the signal as long as the county allows it to go in. However, they still do not have it in writing that the county will unequivocally an accommodation that they will make. Commissioner Samuels stated this improvement would not be an improvement without that signal. Mr. Corcoran stated the major impact to traffic without a light going in would be the left turns out to go north. Commissioner Samuels stated he thinks a motion would have to be made subject to a light going in along with the improvements. Commissioner Samuels noted the striped area in the rear of the Dominick's for a pedestrian walkway would be better as a raised curb and sidewalk instead of just a striped area. Mr. Hene stated yes. Commissioner Bocek asked about the possibility of making the proposed main entrance more of a secondary entrance where you would only have straight in and a right in and out only. She stated she is trying to minimize the impact of all the traffic queuing and circulating in the area right in front of the store. Mr. Hene stated they have been told they will get one full access driveway on Buffalo Grove and it will be exactly where it is now. Chairman Ottenheimer asked how it would work regarding the offer to rip out the fuel station if parking became a problem. He asked who would determine whether parking is a problem or not, what enforcement abilities does the Village have, etc. Mr. Raysa stated the hard part is determining what is a traffic problem. It is the Village of Buffalo Grove that would determine a traffic problem and enforcement would be put into the P.U.D. that the Village has the right to enforce and has the right to recover any all of its costs. It is the development of the standard as to what a problem is. Ms. Ilene Heller, 51 Old Oak Drive, stated she has seen many changes on Buffalo Grove Road and noted her main concern is with traffic which is already impossible. She noted she has seen pedestrians and children hit. Making a left turn out of her complex is already impossible and a traffic light at Buffalo Grove Road and Old Oak Drive is what is needed. Chairman Ottenheimer noted some issues raised must be brought before the Board. Mr. Dave Schuman, 51 Old Oak Drive, asked why not move the traffic light further north so that people could get out of the development on Old Oak as well as across the street. If the lights were then timed with the Dundee light, then people in the shopping center would not have a problem. Mr. Steve Tucker, 10 Oak Creek Drive, Arbors Condominium, stated one issue that was not addressed was sound barriers to the west where the loading docks will be situated. He asked if deliveries will be only Mondays through Fridays or weekends also. He asked what the hours of operation would be. Mr. Pete Panagiou stated his concern is with parking. He stated they have been in business in the center for six years. He stated his experience with the Wild Oats store showed the parking on the north end to be jammed as soon as they opened. The employees of that store would park in front of his restaurant and his employees would move further down and parking was cut down further for his customers. He noted his averages are about 26,000 checks per month and on a Sunday he gets 400 cars. The slowest number of checks on a weekday is about 204. He further noted a gas station would block the small stores next to Dominick's. Mr. Alan Spear of Mark Drugs asked how they will demolish the parking lot and what effect it will have on the existing tenants. He further noted the back of the stores is now horrendous with big trucks having problems maneuvering. One way traffic will be better, but even with that there are many other deliveries for the other stores. He asked what kind of access he would have to his store. Mr. George Krug, 297 St. Mary's Parkway, stated Dominick's would be a big improvement at this center with the exception of the gas station. If the Corporate Authorities allow the gas station he recommended the access be right-in and no exit to Buffalo Grove Road. With the Mobil station where it is now, the driveways are very close together and there would be constant conflicts. He asked if the 500 plus parking spaces includes the parking behind the building as it is now or will those be lost completely. He further noted the shopping cart corrals could be eliminated completely if they would go to a system such as the one used at Aldi's. Cart use is cut in half and autos are not hit. He noted he is completely opposed to the gas station proposed by Dominick's. Mr. Mark Holsun of Tropical World pet center, one of the tenants to be relocated, noted there is difficulty now in deliveries for tenants on the north side of the center. The parking in the center is a concern. He noted there is no parking on the south end of the center even now, which is where he is moving. The cars there do not move all day long. As a retailer he wants some now to the parking. Some kind of limitations on employee parking must be put in. He further noted that the issue of the remaining tenants and relocations has been stated as taken care of, but there is a great deal still up in the air. If Dominick's is looking for happy neighbors they might consider stepping in and making some offers or guarantees to the tenants about construction issues which the landlord seems to have his hands tied on. Mr. Paul Walls, president of Oak Creek Condominium Association, submitted a petition signed by many of the residents of the condominium. He further stated the sound barrier wall may not be all Dominick's responsibility, rather shared by the present center owner, but nevertheless a very necessary item. He noted that together with Dominick's deliveries per day, there might well be about 35 deliveries per day. All trucks have a back up alarm, which have an 80-100 decibel level which can be heard 100-200 feet away. The sound barrier could be similar to that put in at Woodlands which is a very nice center and aesthetically pleasing. He further noted there will be approximately 100 employees at Dominick's at any given time and, of course, there will be other employees for the other tenants. He asked for some consideration for the noise created by employees. Mr. Walls further noted the horrific traffic problem for his condominium as well as the Arlington Club when exiting onto Buffalo Grove Road. Mr. Walls stated he would also like to see proper charcoal reciprocating filters to take care of the bakery and deli emissions. Mr. Walls stated he sees no need for a gas station, which will take up parking spaces, which are in short supply. Mr. Hene stated the problems with traffic that exist are well documented. He noted he feels it is his company's responsibility to take care of the benefits and problems that they bring to a site. He noted that if they get approval for the traffic signal, they would put same in as expeditiously as possible. Mr. Hene noted the stores hours would not be 24-hours, although they would like to keep that option open. The hours would be 7:00 a.m. to 11:00 p.m. or 12:00 midnight. The parking area where there is a door is not an employee entrance. Employees come through the front door just as customers do. Mr. Hene stated they couldn't afford the $200,000 price tag for a sound barrier wall. He noted there are no plans for any screen on the west side and noted that anyone could move into the space now and not be required to put up any screen. Mr. Hene noted that other deliveries would not be impeded, as there will be an overflow lane. He further noted that the tenants who are not completely pleased with how things will move forward should note that they have signed agreements as to when they will move. He noted he is sure it is something that was negotiated with the landlord. There are agreements set up and he committed to having a construction-staging meeting with all of the tenants and they will accommodate their interests so that their parking is not impacted while the center and parking lot is being renovated. Mr. Hene stated the gas station is a 250 square foot building and he does not believe visibility will be impacted in any substantive way. The parking spaces behind the center will stay as shown on the site plan. The cart corrals will take up only one space and there will be three of them. He also stated if it is the Village's building department's desire to have Dominick's add the scrubbing type filters for the cooking areas, they will certainly do that, although he is not convinced Dominick's will create a greater problem than is already out there. Mr. Hene stated with regard to the long term parking on the south end of the center, that the hours for that kind of parking is a slow time for the Dominick's store. In the evenings, some of those offices are probably open, but it would not be their peak demand and therefore he does not see the level of conflict, which was expressed. Mr. Tucker of Arbors Condominium stated it is the west side where deliveries would be made and he cannot understand why a sound screen would be provided for on the north but not on the west. He noted that the current tenant, FIM, does not have a sound barrier but they are also not getting 25 deliveries per day. Mr. Hene noted the barrier they referred to on the north side of the property is the existing landscaping that is in place. Commissioner Samuels asked what the occupancy level of the center would be after all proposed changes are made and all tenants remain. Mr. Hene stated he believes it will be 100 percent. Commissioner Samuels stated he would like to see some kind of restrictions on future tenanting of the center so uses that require a great deal of parking will not be allowed. Commissioner Smith asked if the developer knows the intention of the tenant mix in the future. Mr. Hene stated he would like to see the uses that generate a lot of parking go away. However, it is not up to him and they will choose to stay or leave for whatever reason. Commissioner Smith asked about the hours of delivery on weekends. Mr. Hene stated they would be the same as the weekdays. Commissioner Smith stated he would like to see those a little later if possible. Commissioner Trilling noted his concern that even with a traffic light at the main entrance, there will still only be stacking for about four cars before they encroach on cross traffic which is a similar problem the Village has now at the Jewel located on Route 83 and Lake Cook Road. He further noted the main access drive heading west has cars backing up into the direction of traffic and could potentially cause problems. Mr. Hene stated they created the north/south access drive to funnel people off and primarily to get people over to Blockbuster and some of those tenants. There being no further comments or questions from anyone else present, Chairman Ottenheimer closed the public hearing at 11:30 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair