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1996-01-24 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION January 24, 1996 Zoning Ordinance- Sections 17.36.020.A and 17.36.030.F concerning handicapped accessible areas —Workshop#2 Shell Oil Company, annexation with zoning in the B-3 Planned Business Center District and approval of a Preliminary Plan for a gasoline station/mini-mart/car wash and fast food restaurant, southwest corner of Illinois Route 83/Arlington Heights Road Workshop#3 Chairman Goldspiel 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: Mr. Goldspiel Mr. Krug Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Mr. Lundine Mr. Trilling Commissioners absent: Mr. Ottenheimer Also present: Mr. Lee Szymborski, Assistant Village Manager Mr. Sanford Stein, Wildman, Harrold, Allen&Dixon Mr. Ted Johnson, Thompson Dyke& Associates Mr. Ted Treesh, Metro Transportation Group Mr. Mike Keintz, Shell Oil Company Mr. Michael Assad,McDonald's Corporation APPROVAL OF MINUTES Moved by Commissioner Rosenston, seconded by Commissioner Howard to approve the minutes of the public hearing of January 10, 1996. Commissioner Lundine noted his name was left off of those Commissioners present and should be inserted. Chairman Goldspiel noted a typographical correction necessary on page 12. All Commissioners were in favor of the motion as amended and the motion passed unanimously with Commissioner Berman abstaining. Buffalo Grove Plan Comm-Special Meeting-January 24, 1996-Page 1 Moved by Commissioner Rosenston, seconded by Commissioner Krug to approve the minutes of the special meeting of January 10, 1996. All Commissioners were in favor of the amended motion and the motion passed unanimously with Commissioner Berman abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Samuels stated he attended the Village Board meeting on January 10, 1996 and there was nothing of any importance for the Plan Commission. ZONING ORDINANCE - SECTIONS 17.36.020.A AND 17.36,030,F CONCERNING HANDICAPPED ACCESSIBLE PARKING AREAS --WORKSHOP#2 Mr. Pfeil stated a workshop was held in May relative to some proposed text recommended by staff concerning requiring a permit for parking lot improvements or modifications. There was some concern for the need for that type of permitting and regulatory review. He stated several examples had been provided by Mr. Schar of Building and Zoning as to what can happen when there is no control of parking lot modifications or reconstruction. He further noted staff continues to recommend a regulatory process consisting of a nominal permitting fee. Mr. Szymborski stated his role is that of liaison to the Commission for Residents with Disabilities. He stated he has been asked to emphasize that the changes are not being advocated merely to assure accessibility requirements but to assure that the work and review done by the Plan Commission at its initial review of all parking lot plans is maintained. With a review in place, the work of the Plan Commission done up front will be maintained. He further stated that some of the examples provided by Mr. Schar demonstrate that an early review of parking lot modifications will forestall and avoid a lot of redoing when a job is not originally done to meet the accessibility code. Mr. Szymborski noted that it is only when parking lots are redone that the Village can assure accessibility compliance. The way the Illinois Accessibility Code is structured now, it cannot force a parking lot owner to do any of the modifications proposed under the accessibility code until he restripes or reconstructs his lot. The proposed changes will not alter the trigger used to require compliance and the Village would not be able to prematurely order a parking lot rehab. Mr. Szymborski stated the fee was a concern to some commissioners. He stated the fee is minimal and no greater than what the Village currently requires for a lot of residential permits. The zoning text changes will not increase the number of handicapped parking spaces required under the Illinois Accessibility Code. The Disabilities Commission is not asking for any more parking spaces than is required under the accessibility code. The proposed text amendments will assure that ramps are located near handicapped parking spaces. Mr. Szymborski noted that Buffalo Grove has not been a trailblazer in this area. Permits are required in most north and northwest municipalities. He stated restriping should not be Buffalo Grove Plan Comm-Special Meeting-January 24, 1996-Page 2 considered routine maintenance. He stated it is a major reinvestment undertaken by a property owner. Review by the Village can forestall any mistakes. Chairman Goldspiel asked what is specifically in the proposal. Mr. Pfeil stated the language in the ordinance basically states that for any restriping, reconstruction, or modification a scaled site plan would be required with a permit and would be reviewed by the Village. Chairman Goldspiel asked if restriping refers to changing the striping or just painting new stripes where old stripes were. Mr. Pfeil stated that could be an item for discussion as well as input from Building and Zoning. He stated his opinion is that it should be even for restriping what is already there. Debbie Holm of the Residents with Disabilities Commission stated that the Commission is not asking for changes to existing parking stalls, only that changes be made when a lot is restriped in order to locate handicapped parking close to access ramps. After a store has been around for a while and it becomes apparent that one store requires more handicapped spots than another, perhaps the spots could be reassigned when restriping takes place. Debra Sussman noted that handicapped people are desperate for spots and when they are not available, they often leave without patronizing that store. Commissioner Krug asked if striping and maintenance of parking lots is currently under the maintenance ordinance. Mr. Szymborski stated no. Mr. Pfeil noted that Building and Zoning and the Village Engineer do inspect properties regularly and work with property owners to get voluntary compliance. He stated he would check if striping is regularly checked, although that would not in itself trigger any kind of redimensioning of the spaces. Commissioner Krug asked how property owners will know they are now required to get a permit. Mr. Szymborski stated most property owners call now to ask that very question because the majority of other towns in which they manage property do require permits. Mr. Pfeil stated the communications effort would be very effective through the business license process, the communications with various businesses and associations in the Village. Commissioner Krug stated he would be concerned with a conscientious property owner doing the Buffalo Grove Plan Comm-Special Meeting-January 24, 1996-Page 3 right thing with routine maintenance if re-stripping is not required by ordinance. Owners may decide to defer maintenance rather than get involved with a Village permit process. Mr. Szymborski stated that is the purpose of the permitting procedure is make sure that improvements will comply with applicable regulations. This way the property owner will not have to go back and redo something done incorrectly. Commissioner Samuels noted agreement that if there is to be any kind of change to a parking lot, Village review and permit should be required. However, if only routine maintenance and the same configuration is going to be maintained, an application for review or permitting should not be required. He stated if there was a change in the law,then notice could be given to all the property owners and they would have to comply. He stated that permitting and review for routine maintenance of parking lots would dilute Village staff effectiveness by taking time away from more important duties. Mr. Pfeil noted that if there is a site plan on record, it would be fairly easy to verify that the parking lot is not being changed as part of routine maintenance and restriping. Commissioner Samuels noted no objection to that, however, someone will still need to go out and verify that the site plan is accurate and this takes Village staff time. Commissioner Rosenston asked if the owner of the property is required to come into compliance if anything is done to the lot at all under ADA rules. Mr. Szymborski stated that is the only trigger at this time. Until someone decides to restripe, reconfigure, reconstruct or any other changes to the lot, nothing is required. Once that happens, it is the trigger that states you must get compliance with the Illinois Accessibility Code. Mr. Szymborski stressed they are not requiring any property owner to do anything before they are ready to make changes. When the property owner is ready to make changes then this process will help the Village assure that the Illinois Accessibility Code is being complied with. Commissioner Rosenston stated what is being proposed is no more restrictive or onerous than the current State code. He asked why we are waiting for permits instead of going out now and talking to substandard properties and trying to get them to bring things up to snuff. Commissioner Howard agreed with Commissioner Rosenston and noted the word would get out better if the proposal were approved. li Chairman Goldspiel stated he noted a predominant agreement with the concept but some interest in cutting down the number of appearances someone would have to make once in compliance. Also there is interest in getting people into compliance quicker through more proactive work by the Village. Buffalo Grove Plan Comm-Special Meeting-January 24, 1996-Page 4 SHELL OIL COMPANY, ANNEXATION WITH ZONING IN THE B-3 PLANNED BUSINESS CENTER DISTRICT AND APPROVAL OF A PRELIMINARY PLAN FOR A GASOLINE STATION/MINI-MART/CAR WASH AND FAST-FOOD RESTAURANT, SOUTHWEST CORNER OF ILLINOIS ROUTE 83/ARLINGTON HEIGHTS ROAD -- WORKSHOP #3 Mr. Sanford Stein reviewed the developments of the previous workshops and noted the fast food user for the site can now be identified as McDonald's. Mr. Ted Johnson of Thompson Dyke& Associates stated there are two site plans available, although Site Plan I most likely addresses most of the comments and concerns expressed by the Plan Commission at the last workshop meeting. He stated they have had further discussions with DOT regarding access on Route 83 as well as meetings with the Lake County Department of Transportation. They have not received any final written comments from Lake County, however, they have received verbal comments from both the traffic division as well as the design division. Mr. Johnson stated the designated user for the fast food restaurant is now McDonald's along with Shell Oil. The building footprint on Site Plan I is an actual prototype developed by McDonald's for working with their oil alliance clients. Mr. Johnson stated discussions with DOT regarding access on Route 83 have yielded a desire by them for a porkchop entrance for the right in, right out turn. They have also provided geometrics for the turning radii and dimensions of the lanes. Access from Arlington Heights Road would be from Fremont Road. This plan indicates Fremont Road,west of the entrance into this site to be a 12 foot wide fire access lane only. Mr. Johnson reviewed the layout of Site Plan I noting the plan indicates the gas pumps at the northern central portion of the site. Drive through window and stacking are located on the southern and western portion with 10 stacking spaces provided for that maneuver. In addition there is a by-pass lane to exit that area. The car wash is located in the southern central portion of the site with stacking for that at 8 spaces. Upon exiting the car wash there are 3 spaces for drying or vacuuming and exiting off of Fremont Way. Mr. Johnson stated the total building is 5,820 square feet. The breakdown is 4,203 square feet for McDonald's n l 7 ofone space 250 and 61 for the Shell"C" store. A parkingratio square feet perq for the Shell portion which results in the need for 7 parking spaces. For McDonald's one space per 100 square feet was used resulting in 42 required parking spaces for a combined total of 49 spaces for this facility. The plan shows 50 parking spaces and these spaces are away from the drive through maneuver so that no patron would be parking on the south or west side of the building having to cross over the drive through to get into the McDonald's facility. Mr. Johnson stated they are again showing retaining walls to build up the site 8-10 feet with intensive evergreen screening. The Plan Commission had requested sidewalks and they now Buffalo Grove Plan Comm-Special Meeting-January 24, 1996-Page 5 indicate sidewalks along Route 83, Arlington Heights Road as well as along Fremont Way. Mr. Johnson stated tanker deliveries to tanks located just north of the canopy would be entered from Route 83 and then have two options for leaving the site. There is ample radius for a tanker truck to go around the canopy and then exit onto Route 83 or there is sufficient driveway width and radius to allow the truck to exit through the parking area and then to Fremont Way and south on Arlington Heights Road. Deliveries and storage area for McDonald's is located in the far northwest corner of the building. A delivery truck could enter the site off of Route 83, go north and then back the trailer into the door area. If a truck chooses to come from the south on Arlington Heights Road it would make the turn on Fremont Way, through the parking area and backing up to the loading door facility. Mr. Johnson stated they have discussed this plan with the Lake County Highway Department, noting they would like to close Fremont Way to two way traffic to the residential area to the south. By doing that, there would be enough traffic put on Heritage Place to warrant a traffic signal on Heritage Place and Arlington Heights Road. Their initial comments were that they do not like to see any roads closed, however,they understand this road is under the jurisdiction of the Village and not the County. They are currently analyzing Mr. Treesh's report as well as Mr. Carmignani's analyses of that report to see if the warrants are met should Fremont Way be closed and the additional traffic be placed on Heritage Place. There has been no written comments from them as yet. Their initial comments were that they would like to take a wait and see attitude. If there is enough traffic once the street is closed off, they will then discuss a traffic signal. The Village Fire Department has looked at this plan and noted they would like to see Fremont Way remain open as fire lanes do not function in this type of climate as a snowfall may temporarily close the fire lane. Mr. Johnson noted that based on these initial comments, they have met with Village staff and based on their comments they were directed to develop another plan for the Commission, Site Plan II, which takes into account the comments from the Fire Department and the Village engineer. This plan is similar to Site Plan I with the exception that Fremont Way does remain as it exists today. The entrance to Fremont Way has been moved approximately 125 feet west of Arlington Heights Road to provide adequate stacking for vehicles exiting the site. There has been some modification to the alignment of the building and the canopy. Basically all of the same type of traffic movements have been maintained. The required parking under ordinance is 49 spaces and this plan has 52 spaces shown. Five spaces on the south side of McDonald's would be designated for employee parking only. Commissioner Rosenston asked if there is any advantage of the canopy placement from one plan to the other. Mr. Johnson stated the canopy placement on Site Plan II is more beneficial in that it is parallel with the building and the fueling stations are approximately the same distance from the entryway to the"C" store. Buffalo Grove Plan Comm-Special Meeting-January 24, 1996-Page 6 Commissioner Samuels asked if the developer would carry the cost for a light at Heritage Place if all warrants were met and a light was permitted. He also asked if the developer would be willing to provide snow removal for the fire access lane as a consideration of Site Plan I. Mr. Johnson stated they are maintaining the entire site. However, the problem with snow removal on the fire lane is that there is no guarantee of how quickly that fire lane would be plowed and if the Village would be satisfied. He stated the developer would be willing to bear the cost of the signal if Lake County allows for same. Li Mr. Stein stated that either plan works for the commercial development. However, the Fire Chief appears to be uncomfortable with response time for snow plowing on the fire lane. Commissioner Samuels noted major streets have the same problem when it comes to snow plowing and not all streets are plowed at the same time. All that can be asked is that the best be done to keep that fire lane plowed. He noted it would not be fair to burden the developer with a pre-condition that is greater than anything else the Village is burdened with. Commissioner Trilling stated it appears that the building structure and the paved areas are much smaller on the original plan presented. Mr. Johnson noted that on Site Plan I the buildings cover approximately 4 percent of the site, the paved area represented 37 percent of the site and the area landscaped and open represents 59 percent of the site. On previous site plans the open space was generally between 60-65 percent. The new plan then does have slightly more pavement coverage than the original plan and the building is slightly bigger. However, he noted he now has a prototype building and not just a generic building and they are providing more parking spaces now than on the earlier concept originally seen. Commissioner Trilling stated he felt the fast food would be a limited fast food operation, smaller in nature and it now appears that it has become more of a full service type restaurant and full service Shell station. Mr. Johnson stated the fast food footprint on the generic plan was smaller prior to having an actual user. He noted this is the building type used by McDonald's in their oil alliances. Mr. Mike Assad of McDonald's stated this is a full service McDonald's restaurant. He noted the concept with the oil alliances is new. The idea is to have smaller facilities that provide a convenience factor and do not do the heavy volumes that other restaurants have. Seating area is smaller and there is a playarea which adds 1400-1600 square feet which is not mandatory. The q rY play area could be removed if this is perceived as too big of a building. He noted the drive thru facility does not utilize a speaker system. Instead you talk to a person in one window and pay at the next window and the third window is for pickup. The building has only approximately 35-40 seats which is not designed for heavy volume. The hours can be 6:00-7:00 a.m. to 10:00-11:00 Buffalo Grove Plan Comm-Special Meeting-January 24, 1996-Page 7 p.m. He noted there would be nothing in the area to drive later hours. Commissioner Trilling again stated his perception of this plan appeared more limited in nature and scope than has now been presented. He asked if there would be liquor sold in the mini-mart. Mr. Keintz stated that the mini-mart would not sell liquor. Mr. Stein noted the ability to provide the open space is only possible with a dual use on the site. As the plan gets developed, more details are added onto the plans. There is no deviation other than more details being placed on the site. The basic intent is intact and it is only perception that may be different. Commissioner Krug noted he will not comment on the fast food user as he is part of a design firm doing work presently for McDonald's. He asked what time gas deliveries will be made and if the gas station will be closed at the time. Mr. Keintz stated deliveries are best at the most quiet times. In practicality, the product comes when needed. They do all they can to avoid rush hour periods because it interferes with the operation of the retail facilities. Early evening and midday times are preferred, although deliveries can be made 24 hours per day. Commissioner Krug asked how noisy the tankers are when unloading. Mr. Keintz stated the trucks do shut off their engines and noted they are not overly noisy nor any different from any other diesel tractor/trailer rig. He stated the noise off Route 83 and Arlington Heights Road will be considerably louder than on site. Commissioner Krug asked who would maintain the emergency access road if Shell should move out. Mr. Johnson stated it would be the same situation as exists today. If Shell and McDonald moves out, Fremont Way would most likely revert back to two way traffic and this is something that can easily be addressed in the annexation agreement. Mr. Assad stated the alliance McDonald's has with its oil partners does not allow the flexibility that a typical dealer or jobber would have. There are many different hurdles McDonald's would have to go through to shut down or vice versa. It is very unlikely that two companies who research their areas as much as Shell and McDonald's would guess wrong on this site and wind up with a vacant property. Commissioner Krug stated he would like some assurance that if the site should fail the street either reverts back to a full street or it is maintained by someone. Buffalo Grove Plan Comm-Special Meeting-January 24, 1996-Page 8 Mr. Stein stated that is a legal matter and if the Village attorney chooses to ask for something like that, probably it will be provided. Commissioner Berman noted he was troubled by"plan creep." The area covered by buildings and pavement has become larger and more intensive and more intrusive as the process has gone along. He stated he is troubled by what is now a facility with four different uses, and this is not appropriate for the site. This would be a great plan alongside an interstate highway. However, this plan is not meant for the middle of Buffalo Grove. He commented that McDonald's will attract customers from a large area, even if the building is smaller than the typical McDonalds's. Commissioner Berman stated he still feels the car wash is superfluous and should be removed from the plan. Removing the car wash would diminish some of the impact on the site on the surrounding community. Commissioner Berman stated there was an implicit recognition at first that this would not be received as the most favorable use for this site and in an effort to ameliorate the concerns of the commission, the Village and the residents, it was suggested that a significant portion of the site would effectively be dedicated to the public use and welfare. He stated he sees virtually none of the site available for that use any more. Mr. Berman stated he is troubled by the idea that in order to accommodate a use that will generate a significant impact in the community, a public road must be shut down and create a safety concern for the residents, however, marginal that concern may be. He stated he would welcome either a McDonald's or Shell station on this corner but there is just too much on this corner and it does not work. Mr. Stein stated there are many benefits which come with the development of the site for the community at large. One of these is providing a need for various amenities and services that are common. He stated there is desire within the community for these kinds of services. It is hard to balance those desires and needs with a good land use plan which they feel they have done. Mr. Johnson stated a key number to look at is the fact that there is 59 percent of open space on this plan. In the past when the open space number even got near 20 percent, it was considered a well thought out site plan. The open space on this plan will be maintained entirely by the developer as it was stated by the Village that they are not interested in doing so. Commissioner Berman stated when he used the word dedicated to the public use he was referring to the idea of creating a space for the public benefit to be suitable and used for minor recreation and enjoyment by the public. In the original concept plan there was a great deal more of flat usable space on the plan. Mr. Johnson stated the site was always talked about as open space. There is no way to create any type of active recreational use of that property even on the early plan. The most that could be Buffalo Grove Plan Comm-Special Meeting-January 24, 1996-Page 9 done is a small tot lot and neither Shell nor McDonald's would want to have the liability of that tot lot in this corner. Therefore it has been decided to go with open space and natural landscaping to serve as a visual amenity. Commissioner Howard asked for clarification of Mr. Pfeil's memo regarding the indication by the Village Engineer that the stormwater area will need to be in the southwest or southeast area of the site instead of the proposed northwest corner of the site. Mr. Johnson stated the Village Engineer was most likely looking at existing topography when that comment was made. With the amount of retaining walls and berming which is suggested, there would be so much grading done on the site that the stormwater area could go almost anywhere. Commissioner Howard asked for some line of sight guidelines to indicate where the second floor of the townhouses would be looking out at. Mr. Johnson stated viewing from the second floor to the site, which would be approximately 14 feet off the ground, would mean about one foot to the canopy would be viewable. He stated the homes to the south do not have a direct view because of the position of the buildings. In addition this is the area which will incorporate a 10 foot vertical wall sloping down to Fremont Way and topped by evergreens. Commissioner Howard asked how efficient traffic is at the intersection of Fremont Way and Arlington Heights Road. Mr. Treesh stated that as with any stop controlled intersection on a major arterial such as Arlington Heights Road, the delay experienced by the side streets is greater than at a traffic signal and there is no doubt that this is a busy intersection during peak times. He noted that was one reason for his suggestion to do a minor widening of Fremont Way to provide essentially a three lane cross section. That would allow one westbound lane and two eastbound lanes. Commissioner Howard further stated she does not see the need for a car wash on this site and does not understand the need for same in order to be a viable development. Commissioner Rosenston asked if there would be any loudspeakers at the pumps. Mr. Stein stated no. Commissioner Rosenston noted that whether it is a public or private plowing service, the chances of it being done are about the same. He stated he prefers Site Plan I with the access on Fremont Way. He stated it seems to work well and still gives the access that the Fire Department desires and stops cut through traffic. He stated that a three lane cross section at Fremont Way is necessary under any scenario. He further stated that with the McDonald's and Shell Oil, there is no need for a car wash. He noted it makes the site too dense and creates too much traffic Buffalo Grove Plan Comm-Special Meeting-January 24, 1996-Page 10 especially on a Saturday morning. Commissioner Lundine asked if there will be any night lighting. Mr. Johnson stated it will be very similar to the Shell station at Lake Cook and Buffalo Grove Road. Most of the lighting is down lighting on the canopy which is what you have from the high intensity street lights. Commissioner Lundine asked why this is such a large McDonald's containing 60 seats. Mr. Assad stated seating in the building is very flexible and can be rearranged. The 60 seats is a function of the demand factor. Commissioner Lundine stated he sees the car wash as a viable entity in this plan. However, the restaurant could be downsized to give more room in that area. He stated a 60 seat facility bothers him and he cannot visualize all these kids hanging around a gas station with traffic all around. Mr. Assad stated there is a big enough base to have people have the convenience factor of the gasoline, convenience store or restaurant. The desirability of this restaurant is not quite as broad a base as it would be in a traditional McDonald's restaurant. He stated McDonald's feels very comfortable with the traffic and how it flows. Mr. Stein stated this is a changing world and these kinds of facilities become flexible to the needs of the community. He further noted gas stations have also changed and stated if the car wash is removed, there can be no gas station. The investment in this site will not happen without the car wash. He stated that taking away any one element from this development means nothing will work. Commissioner Trilling stated there is some validity in eliminating the car wash. He further stated the greatest source of illumination on the site are the gas islands which were located further south on the prior plan, making them farther away from the residential area. Going back to some form of the prior plan and making the lit area closer to the actual arterial roads would be beneficial to all. Commissioner Berman stated a public hearing should be held on Site Plan I wherein Fremont Way is closed because the impact of the development on the neighborhood without that feature is not acceptable. He stated he is not yet convinced this should be done in order to bring this development about at this particular location. He noted the problem may simply be that this location is the wrong site and the wrong location because of the constraints created by the situation of the neighborhood surrounding it and the circumstances on Route 83 and on Arlington Heights Road. Commissioner Samuels noted the prior plan seemed to propose a downsized plan. The inclusion Buffalo Grove Plan Comm-Special Meeting-January 24, 1996-Page 11 of the play area makes it more of a specific draw. He stated he sees this as a very intense, high traffic corner. He noted he had originally perceived 75-85 percent of the traffic for McDonald's as drive up traffic under the prior plan. He noted the play lot adds 1500 square feet which would make the building much smaller if eliminated without affecting the seating in the restaurant. He noted he understands the car wash being part of the gas station of the 90's. Commissioner Samuels noted Fremont Way was probably more required when it was planned as a commercial site rather than a residential development. He stated he feels this development would benefit a very large portion of the residents of this Village by its convenience and its usage in this manner. However, if the trustees will not even consider the closing of Fremont Way, all of the work by the development team and this Commission is a waste of time. Commissioner Rosenston noted he would be more comfortable if the canopy were moved more toward the intersection thereby reducing any light intrusion to the residents. He also noted he would prefer to see the car wash removed, however,removing the play lot would also help. Mr. Stein reiterated that the car wash must stay on the site plan. Mr. Johnson stated he will look at the probability of trying to move the canopy somewhat. He stated he needs to maintain a 50 foot internal radius coming off of Fremont. He further noted that part of the reason the whole site has shifted to the west is due to the fact that Lake County Transportation has stated they want another 10-15 feet of right-of-way on Arlington Heights. This plan incorporates that extra right-of-way if and when requested by Lake County. Mr. Stein noted the typical oil/fast food facility operates successfully in the metropolitan area at 50,000-60,000 square feet. This proposal is on a site of 150,000 or more square feet. This is almost double the size lot of the largest facility of this kind in the area. Chairman Goldspiel stated he was not sure the two parking spaces which would be blocked when a McDonald's delivery truck came could be counted. Mr. Johnson noted it takes very little time to unload and the two spaces could be blocked by cones. He further noted he is over the required parking by three spaces so these two spaces could be striped as a loading spot if so requested. Chairman Goldspiel questioned the realignment of Fremont with the shopping center across Arlington Heights Road and the need for using some right-of-way to the south. Mr. Johnson stated they are currently looking into the total geometries of that intersection to see if it is possible to get three lanes on Fremont Way. Chairman Goldspiel asked why the detention is being moved from the south to the northwest. Buffalo Grove Plan Comm-Special Meeting-January 24, 1996-Page 12 Mr. Johnson stated the stormwater detention is still in a conceptual state. However, due to the need for extensive grading on the site, there will be a great deal of earth moved and the detention can be placed almost anywhere on the site. Chairman Goldspiel stated he is disappointed with the big conceptual change which has taken place in the plan. He stated he cannot see how this will work with the traffic situation and more importantly with the adjacent residential area. He noted the Commission has a responsibility when zoning is done that it be done in such a way that it does not adversely affect adjacent properties. In comparing this with the Comprehensive Plan for an office development, he noted there would be traffic twice a day during business hours. This plan is partially a 24 hour facility with an entrance and exit off a street that was not planned for such intensive use and would be very adverse to the neighborhood. Chairman Goldspiel agreed with Commissioners Berman and Trilling that this plan does not appear to work on this site especially since it has crept up to an unacceptable point. In addition the reorientation of the plan now creates more disturbances to the residents. Mr. Stein stated he does not believe that the proposed plan is substantially different in concept design, use and idea than anything brought previously. Chairman Goldspiel noted what was previously proposed as a limited sit down restaurant has now mushroomed to 60 seats. He stated it seems to him a busy 60 seat McDonald's and 10 gas pumps is much more adverse than an office use would be. Mr. Stein stated Site Plan II has been brought in response to the Commission's concern to the possibility of the Fire Department rejecting the closure of Fremont Way. He noted they will go with either plan upon the recommendation of the Commission. Chairman Goldspiel stated he is most concerned with the Fire Chief's statement that if emergency access is provided, the Fire Department will not use it. They also indicated that would add a 30 second response time to what is already one of the longest response times in the Village. This basically knocks out the whole emergency access possibility. In addition Lake County has more or less noted they are not willing to commit to a light in any event at Heritage Place. Therefore, we are left with the original problem of no traffic light and additional traffic coming out of this corner. It seems that if this plan is to go forward it must be done with Site Plan I. Commissioner Rosenston agreed with Chairman Goldspiel that it would be difficult for him to support the plan with Fremont Way wide open. He noted this is the nicest emergency access he has ever seen and he would personally like to challenge the Fire Chief on his stand. He noted he would have no problem in proposing that kind of road for the plan even without a light at Heritage Place. If, in fact, there will be that much of a traffic situation, the warrants will be satisfied and the traffic light will go in. Buffalo Grove Plan Comm-Special Meeting-January 24, 1996-Page 13 Mr. Johnson stated Lake County agreed with their traffic engineer's report as well as with the Village Engineer's review. They would not allow a light until they review the conditions. They want to see the road closed and the traffic at the intersection and then say the warrants are met and then put the light in. Commissioner Berman stated his feeling is that Site Plan II is no good. Whatever reservations he has expressed about the concepts, it is Site Plan I only. He stated he feels strongly that a stop light will be needed and will be warranted. He suggested talking to Lake County and getting a definitive commitment from them on a time frame for reviewing the situation. Commissioner Trilling stated he could not support Site Plan II and prefers Site Plan I. He noted that eliminating the play area at the McDonald's would be a great help. Chairman Goldspiel noted the Commission will go ahead with review of Site Plan I from hereon out. Mr. Johnson asked for some direction regarding usable open space. Commissioner Berman stated he understood the concept to be some nice green space with perhaps a bench or two and where kids could play catch or some games. He noted he was not specifically talking about a play area or a baseball field. III Mr. Johnson stated initially it was their plan to dedicate the open space to the community. If they are going to maintain the area, he will have to talk to the clients about what they want to do. Lou Eisenberg, 1213 Franklin Lane, asked exactly what they have in writing from Lake County relative to curb cuts. He noted he spoke to the McDonald's representative earlier who stated they are looking for a normal module for their facility. He asked why the original plan showed a smaller McDonald's if their original agreement with McDonald's appears to have been this larger model all along. Chairman Goldspiel indicated Mr. Assad had stated McDonald's had been looking at this site for 2 1/2 years. Mr. Stein noted there is no intent to deceive. He stated they had spoken to McDonald's quite some time ago and nothing was sure. It appeared McDonald's was not interested in the site and subsequently they have become interested in the site and the two parties have gotten together. Mr. Johnson stated they have a letter dated December 22, 1995 from Lake County who states they have reviewed the concept plan and they request the access be as far west as possible with a right in and right out design. Mr. Assad stated McDonald's has been in and out of the project for some time. He stated they Buffalo Grove Plan Comm-Special Meeting-January 24, 1996-Page 14 • would really like to be at this location but only if the site plan functions. They had felt the site would not function with what would be generated for business with the configuration of the plan. When these plans were presented, McDonald's engineers stated the site could function to handle the volumes and McDonald's came back into the plan. Dave Mattis, 1463 Chase Court, requested the Village do their own traffic study regarding a stop light at Heritage Place as there appear to be major inconsistencies in the traffic study done by Shell/McDonald's. He asked if a school bus accident must occur before a light is put in. Chairman Goldspiel noted no study of existing conditions would give the necessary warrants for a traffic light. Commissioner Samuels noted that both traffic reports agree that up to three warrants would be satisfied if Fremont were blocked off. Any one warrant is sufficient for the installation of a light. To impugn the veracity of those reports would probably work adversely in this situation. Jeff Oliver, 1221 Bristol Lane, asked what the anticipated volumes are for the proposed two uses. He also asked if the backup into and out of the development would effect the traffic flow. Mr. Treesh stated his study has always anticipated a 60 seat facility with peak hours in the morning with anticipated volumes of 50 trips exiting Fremont, of which 20 would be left turns and 30 right turns. The afternoon peak hour would consist of 30 trips, of which 20 would be left turns and 10 right turns. Saturday would be the busiest day with 60 vehicles approaching Arlington Heights on Fremont. These trips include both the gas station and the fast food facility. Judy Oliver, 1221 Bristol Lane, stated the long term projected growth of the area has not been taken into account. She further indicated Arlington Heights is not a safe road for children to cross and this will present a safety hazard to those children going to the school across the street. Trustee Glover agreed with Commissioner Berman regarding plan creep on the site. The plan seems fairly intense now and open space has dropped 11 percent while the paved area has increased by 11 percent. She noted no advantage to having the play area on the plan which suddenly creates a destination site, whereas before it was considered more of a drive through facility. A whole new scenario is created when this becomes a destination site and she would not favor a destination site. Mr. Stein stated he would, of course, like to proceed to a public hearing and there is some flexibility in the plan to try to satisfy the comments made at this meeting. Commissioner Samuels asked about engineering plans, especially if this plan goes to public hearing. Chairman Goldspiel concurred with Commissioner Samuels stating it is imperative to have Buffalo Grove Plan Comm-Special Meeting-January 24, 1996-Page 15 engineering plans for a public hearing, and he also has concerns about the soil on the site. Mr. Stein stated engineering plans are extremely expensive and they do not have the security they would like to have heard about the plan. This is an annexation agreement and there will be many items in the agreement that will be subject of typical annexation procedures and negotiations. It would be an extreme burden to have engineering plans at this stage. He noted there are enormous numbers of controls, particularly for the annexation process, to prevent any improper engineering. Mr. Pfeil stated he can appreciate the developer's situation, however, the Development Ordinance requires preliminary engineering at the workshop stage and then it is certainly a required document at the public hearing. Therefore a preliminary engineering plan is necessary to proceed to public hearing. Commissioner Trilling commented that the cost of preliminary engineering for the site may not be as great as Mr. Stein is assuming. Mr. Stein stated they would ordinarily provide preliminary engineering plans when they have refined the site plan. As they have not yet gotten to that point, they would like some direction as to which plan to do engineering on. Chairman Goldspiel stated he thought the Commission had decided on Site Plan I. Commissioner Berman stated the choice of plan to proceed at the public hearing rests with the petitioner. The Commission is more favorably inclined to Plan I, but the petitioner can choose whichever plan theywish. Mr. Stein stated they must get some direction from the Village. The only real difference between the two plans is the roadway. He stated it is not their choice but the direction the Village requests. Chairman Goldspiel noted there did not seem to be any more direction the Commission could give. Mr. Stein stated they could make the adjustments they have heard on Plan I and hopefully get the Commission's recommendation. If the Board did not want to go against the Fire Chiefs recommendations it would then not be too hard to make the change to the other plan. If that is all that is required they can do it and feel they can proceed to public hearing. Commissioner Krug asked to see some sight lines from the townhouses to the canopy at the public hearing. Commissioner Samuels noted the Village Board has not been officially presented with the direction indicated by the Plan Commission. He stated it would be good for the petitioner as well Buffalo Grove Plan Comm-Special Meeting-January 24, 1996-Page 16 as the Plan Commission to get some kind of feedback from the Board on the concept suggested by the Plan Commission which involves the closure of Fremont to public traffic. Trustee Glover stated it would probably be a good idea to have the Board take a look at both Site Plan I and II and maybe one of the earlier plans. She noted the Board is probably going to look very closely at the Fire Chief's memo on the closing of Fremont Way. The Board has only heard cursory comments of this issue and when they did hear those comments, they were frankly appalled that closure was even being considered. An informal polling on the Board level may be a good idea because very possibly this could be a moot point. Commissioner Rosenston stated it would be a good idea to get some feedback from the Board. He noted some concern over the difference in direction between the Board and the Plan Commission. He noted there needs to be some dialog with the Board surrounding the Plan Commission's reasoning for the preference for Site Plan I. Commissioner Samuels stated that if there is not the type of access that allows for a major franchise to develop on this corner,the next developer will be some second class business because the site will not support this kind of development. He stated he wants Buffalo Grove to have a first class establishment and that will be an improvement in the life of most residents in the Village. FUTURE AGENDA SCHEDULE Mr. Pfeil stated there will be a meeting on February 7, 1996 concerning rezoning of the Seigle's property for a Crate and Barrel store, and a workshop concerning the Shires Construction residential development at Weidner and Dundee Road. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT -None NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Rosenston, seconded by Commissioner Trilling and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 11:25 p.m. Res tfully sub d, Fa ubi R ordin Secretary arY Buffalo Grove Plan Comm-Special Meeting-January 24, 1996-Page 17 APPROVED BY: S P N DSPIEL Buffalo Grove Plan Comm-Special Meeting-January 24, 1996-Page 18