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1996-03-06 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION March 6, 1996 Shell Oil Company/McDonald's, 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#4 Waigreens, rezoning to the B-5 Town Center District and approval of a Preliminary Plan for a retail store, northeast corner of Lake Cook and Buffalo Grove Road —Workshop#1 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: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Samuels Mr. Berman Mr. Lundine Mr. Trilling Commissioners absent: Mr. Rosenston Mr. Ottenheimer Also present: Mr. Theodore Johnson, Thompson Dyke& Associates, Ltd. Mr. George Maurides, Bischoff Maurides& Swabowski, Ltd. Mr. M. Keintz, Shell Oil Mr. John Van Orden, Shell Oil Mr. Ted Treesh, Metro Transportation Group, Inc. Mr. Bart Loethen, Bischoff Maurides& Swabowski Ltd. Mr. Mike Rogers, McDonald's Mr. J.F. Carter, Dial Companies APPROVAL OF MINUTES Moved by Commissioner Trilling, seconded by Commissioner Krug to approve the public hearing and regular meeting of February 7, 1996. Chairman Goldspiel asked for verbiage to be added to Buffalo Grove Plan Comm-Regular Meeting-March 6, 1996-Page 1 page 9, paragraph 1. He further asked for a typographical correction on page 6 of the regular meeting, paragraph 4. All Commissioners were in favor of the motion as amended and the motion passed unanimously. COMMIT E AND LIAISON REPORTS Commissioner Krug stated he attended the Village Board meeting on March 4, 1996 stating the Jacobs Auto Laundry was approved after much discussion on the east boundary and frontage as `./ well as objections from residents. Further the Crate&Barrel project was approved, although the hours of operation were amended. SHELL OIL COMPANY/MCDONALD'S, ANNEXATION WITH ZONING IN THE B-3 PLANNED BUSINESS CENTER DISTRICT AND APPROVAL OF A PRELIMINARY PLAN FOR A GASOLINE STATION/NIINI-MART/CAR WASH AND FAST-FOOD RESTAURANT. SOUTHWEST CORNER OF ILLINOIS ROUTE 83/ARLINGTON HEIGHTS ROAD--WORKSHOP#4 Mr. Ted Johnson stated the revised site plan is based on Fremont Way having two way access. The issue of Fremont Way was brought before a joint meeting between the Plan Commission and the Village Board where it appeared the Board wished to have Fremont Way function as it does today. Therefore,the access off of Fremont Way provides for a right turn in and a left turn out maneuver. To make a right turn out of the site into the residential district is not impossible, but difficult to maneuver. The building has been moved clockwise as far to the east as possible while still providing for all of the necessary turning radii for passenger cars, delivery trucks and the tanker truck. The majority of the parking for McDonald's is on the east part of the site. The parking for the Shell facility will be on the north portion of the site. Under Village ordinance the Shell facility which is 1617 square feet requires 7 spaces. The McDonald's which is at 2970 square feet requires 30 spaces. He noted they have provided a total of 63 spaces to serve the combined facility. Mr. Johnson stated the total building floor area on the site is 5,587 square feet which represents 3 percent of the total site. The paved area is 61,585 square feet which represents 39 percent of the site and the landscaped area is 94,000 square feet which represents 58 percent of the site. Mr. Johnson stated the circulation basically remains the same as the earlier plan. Access to the drive through windows for McDonald's are on the west and south of the building, providing a by- pass lane adjacent to that. Access and stacking space for the car wash is located on the far western portion of the site and the exit for both the McDonald's drive through window and the car wash are at Fremont Way. Mr. Johnson stated preliminary engineering has now been done on the site and a detention pond has been designed in the far southwestern portion of the site. From that detention pond, they are still proposing a bermed area with two 4 foot retaining walls for an 8 foot high landscaped Buffalo Grove Plan Comm-Regular Meeting-March 6, 1996-Page 2 retaining wall. He noted there is one item not shown on the plan which they plan to incorporate in the final design is the potential for providing three lanes at Fremont Way between Arlington Heights Road and the access point. He stated an additional 12 foot lane could be developed on the north side of Fremont Way that would be for westbound traffic. It would then taper approximately 125-150 from the entrance to the west and then Fremont Way would then again be just a two lane section. At the Arlington Heights Road access there would be two eastbound lanes and the southern lane would be a right turn and through lane. The straight maneuver from the right turn lane lines up with the access point at the shopping center to the east. Commissioner Krug noted cars exiting at the Route 83 access will be crossing one full lane of traffic to go from the right turn lane to merge into the through lane. He further noted crossing the solid white line of that lane would be illegal. Mr. Johnson stated if that is the case it would be signed that exit to southbound Arlington Heights Road would be the only permitted maneuver from that exit. Commissioner Krug further noted he would not comment on any of the McDonald's portion of the project as he is involved with work being done for McDonald's. Chairman Goldspiel noted the Memo from Darrell A. Wright dated March 6, 1996 and noted the requested improvements. Mr. Johnson noted those suggestions would be followed. Commissioner Trilling noted an additional three parking spaces on the west side of the site and asked if they were for vacuuming. Mr. Johnson stated that was correct. Commissioner Trilling asked if residents going eastbound on Fremont Way would have the ability to make the left turn into the site. Mr. Johnson stated the through movement is basically designed for a westbound car to right turn into the site. However, a car could make the left turn maneuver into the site. Chairman Goldspiel asked if the detention area would be wet or dry and if it would be underdrained. Mr. Johnson stated the detention area would be dry and noted the plans will incorporate an underdrain. Mr. Johnson reviewed the building design noting the Shell oil portion is 1,314 square feet, McDonald's space is 2,668 square feet and the shared space is just over 600 square feet. He Buffalo Grove Plan Comm-Regular Meeting-March 6, 1996-Page 3 further noted the parking requirement was based on using the shared space with one half going to Shell and one half to McDonald's. He noted there will be three drive up windows for McDonald's and no outside menu board. The first window is for ordering, the second window is for payment and the third window on the south end is for pickup. He stated the cashier for the Shell facility is located in the northeast corner and the coolers are in the central portion of the facility. Mr. Johnson stated the canopy is a five island pump canopy, 17 feet in height. He further reviewed the elevations and cross sections of the proposed site buildings, noting the closest distance between the Concord development and any structure on the site is 165 feet at the closest point which is the car wash facility. However, with the 3 foot high berm and retaining wall, the car wash facility will be totally screened from view. From the west, the closest structure to the Crossings development is 245 feet. The landscaping will provide adequate screening from the properties to the west. Mr. Johnson stated free standing lighting will be minimal at the parking areas and at the drive through windows and car wash. The standards are specified at 16 feet in height with cutoffs so that all light will be retained on the property. He stated they will provide the photometrics for the lighting on the site at the public hearing. Commissioner Berman noted the engineering plans seem to indicate the lighting standards are indicated at 20 feet. Mr. Johnson stated the top of the light box is at 17 feet and the light source is at 16 feet. He noted they have discussed a mounting light standard of 16 feet with engineers and the plans will reflect that. Commissioner Lundine asked if the 24 hour operation is still being considered. Mr. Johnson stated it will be 24 hours for the Shell facility, the C-store and the pump islands. The car wash is not 24 hours. Typically the car wash hours are from 7:00-8:00 a.m. to 9:00-10:00 p.m. McDonald's is typically from 6:00-6:30 a.m. to 9:00-10:00 p.m. Commissioner Lundine asked if the play area had been eliminated. Mr. Johnson stated the play place has been eliminated which reduced the building size by 1,500 square feet. Commissioner Lundine asked how many sit down tables will be available. Mr. Johnson stated the area for the sit down tables ranges from 40-60. He noted the traffic report was based on the maximum of 60 seats. The final determination of exact numbers of tables is made by the operator at the time they select the core package. He noted this does not relate to Buffalo Grove Plan Comm-Regular Meeting-March 6, 1996-Page 4 the parking which is based on square footage. He stated he has included the walk in freezer square footage in the parking calculation. Commissioner Lundine asked for elaboration on the shared space. Mr. Johnson stated the shared space includes the vestibule area, washrooms and storage. Commissioner Howard asked for clarification of the three lane configuration at Fremont Way. Li Mr. Johnson stated the left lane will taper going west on Fremont Way. The center lane will also be a left turn only. The right hand lane will go straight across to the shopping strip or a right turn. He further noted that in order to accommodate those sections, a light pole in the area will need to be relocated. Commissioner Trilling noted a major issue regarding noise from the car wash. Mr. Johnson stated the majority of the noise in a car wash of this type is at the exiting where the blowers are. He noted they will be providing retaining walls and landscaping consisting of shade trees as well as evergreen trees to absorb whatever sound is emitted from this car wash. He stated they will provide sound readings from a similar car wash at the public hearing showing the noise from adjoining roadways is greater than the sound from the car wash. Commissioner Trilling asked about food deliveries to the Shell area. Mr. Johnson stated deliveries to the Shell area are made by small panel trucks which would be able to park in front of the store. Commissioner Trilling asked if the light standards would be on 24 hours. Mr. Johnson stated they need not be 24 hours. The major business after 10:00 p.m. is strictly the gas pumps and the C-store and there is sufficient lighting in the canopy for site lighting. Commissioner Trilling agreed it would benefit the area by reducing the amount of light. Commissioner Samuels asked if the parking layout will be reviewed by staff. Mr. Pfeil he will ask the Building and Zoning Department to review the location of handicapped accessible parking. Commissioner Lundine asked for the sound report to be given with the doors both open and shut. He further inquired when deliveries are made for McDonald's. Mr. Johnson stated they try to deliver in the earning morning, but definitely not during the peak Buffalo Grove Plan Comm-Regular Meeting-March 6, 1996-Page 5 lunch hour. Commissioner Berman asked if there is no water drainage in the exit area of the car wash. Mr. Johnson stated the car wash system is built with a recycling system so that 85 percent of the water is recycled. The slope from the car wash goes to the east so the water eventually goes to the closest catch basin between the car wash exit and the drive through exit which ultimately goes to the detention area. Commissioner Berman stated he did not feel the flow of water from the car wash was sufficient and should be cleared up on engineering plans before the public hearing. Commissioner Howard asked how early in the morning deliveries are made for McDonald's. Mr. Rogers of McDonald's Corporation stated they could start as early as 6:00 a.m. but they try not to deliver during the peak hours of 10:00-2:00 p.m. Commissioner Howard asked when tankers and food mart deliveries are made and if there could be conflict with McDonald's deliveries. Mr. Johnson stated the food mart is smallpaneled trucks throughout the daywhichpark in a g space in front of the store. The tanker truck's basic destination is the north end of the site and the McDonald's trucks would most likely utilize the drive through by-pass lane for delivery. Commissioner Krug asked what the definition of prairie grass is. II Mr. Johnson stated there is a wide range of prairie grasses. He noted they are looking to provide a natural looking landscape that will have changing colors throughout spring, summer and fall. He noted they do range in height between 8 inches and approximately 30 inches. Commissioner Samuels asked if prairie grasses need periodic burning. Mr. Johnson stated the best way is burning although they can also be mowed. He noted they have discussed burning with the fire chief. Mr. Pfeil stated there is at least one area that the Village has burned on a regular basis at Aptakisic and Brandywyn. Commissioner Berman asked where the vents are located for the underground storage tanks and what impact would their location have on any kind of burning so close. Andrea Brim, 1245 Bristol Lane, noted a number of issues which need addressing: Buffalo Grove Plan Comm-Regular Meeting-March 6, 1996-Page 6 1. Pollution from stacked cars which includes a double stacking lane for the car wash and the food area 2. Need for another car wash since one was just approved for the Village 3. Additional lane on Fremont Way from Arlington Heights Road requires an additional 12 feet which will create a shorter distance for people turning left from Route 83 onto Arlington Heights Road and thereby create more accidents Chairman Goldspiel noted the purpose of the extra lane is to allow people a better chance to turn left on Fremont. Ms. Brim stated it is questionable as to whether or not a left turn should be allowed at all on Fremont. 4. Food smell will prevail throughout 5. Drive through will be a very busy entity even in the early morning as there are no other drive through places in the area 6. Concern with icing due to poor water drainage at car wash area 7. Noise will not be abated even with proposed benning and landscaping 8. Parking for 63 cars does not presuppose a non-destination facility Mr. Johnson stated they will provide information on smells. He noted the traffic study has been examined by the Village Consultant who concurs on the results. He noted the traffic survey was prepared after the improvements to Route 83 and Arlington Heights Road and the current conditions are accurately reflected. He further noted this project is an entirely new prototype and cannot be compared to any other facilities. Patricia Tyson, 1037 Shambliss Ct., stated there is a park off of Fremont Way where children frequently play and which includes organized sports. With organized sports and with children in the area, the 'of a McDonald's will be great, particular for bathroom playing at oom use. The impact on the residents will be great in many ways including resale values, congestion and traffic safety. Chairman Goldspiel noted some kind of pedestrian access may be a good idea for the facility. Mr. Johnson stated they will look into this and further noted they have provided a sidewalk along the north side of Fremont Way. Buffalo Grove Plan Comm-Regular Meeting-March 6, 1996-Page 7 Lou Eisenberg, 1213 Franklin Lane,noted the right turn lane from Route 83 to Arlington Heights Road is a perpetual stream of cars during rush hours. Glen Harris noted concern with the detention area and where same will drain. He further stated trucks may not always turn off their engines when they unload and he noted vacuums at the exit of the car wash will add noise to the surroundings. Mr. Johnson stated the detention area will have underdrains. The water from the property goes to �.J the retention basin and is released through a pipe at the bottom of the basin to an inlet west of the property. He stated it is being released at its current natural release rate. He noted currently the detention area drains to the west to the inlet closest to the site. Discussions with the Village Engineer brought no concerns with these plans. The Village Engineer did note a few more inches required for the distance from the building to the basin which will be incorporated into the plans. Commissioner Berman asked for Police Department comment on the frequency of accidents both at the intersection of Route 83 and Arlington Heights and Fremont Way and Arlington Heights Road. He also asked for police comments on the issue of the right turns along Route 83. Commissioner Trilling noted his desire to see information regarding the roof top units, their height, screening, locations and potential for sound. WALGREENS, REZONING TO THE B-5 TOWN CENTER DISTRICT AND APPROVAL OF A PRELIMINARY PLAN FOR A RETAIL STORE.NORTHEAST CORNER OF LAKE COOK ROAD/BUFFALO GROVE ROAD --WORKSHOP#1 Mr. J.F. Carter of Dial Companies stated he is the developer for the Walgreen's Company. He stated they will be developing the site for Walgreen's and will be the owner and landlord for the property. He noted the site is located at the northeast corner of Buffalo Grove Road and Lake Cook Road. The Walgreen's facility is 15,120 square feet which will include a double drive- through pickup lane for prescription pickup only on the east side of the building. The main entrance for the facility will be located facing the corner of Lake Cook Road and Buffalo Grove Road. Mr. Carter stated the property currently includes five structures, one of which will be left in place to be renovated for the gentleman who is currently living in one of the houses. He stated the current proposal is for right-in, right-out access only on Lake Cook Road with full ingress/egress off Buffalo Grove Road. Village staff has asked for exploration of the possibility of access through the Town Center. He stated there are three hurdles to cross which include the fact that permission would be necessary from Melvin Simon Associates. They have stated they will be in support of this type of plan. However, the property will be deeded to Leland Leikam who will relocate his tenant, Stanley White, to the new location which will be renovated for him. He will then be the owner of that property. Therefore, it will be necessary to get Mr. Leikam's permission to go across his property to gain access to the Town Center. Buffalo Grove Plan Comm-Regular Meeting-March 6, 1996-Page 8 Mr. Carter stated truck delivery will be on the north side of the building. Walgreen's has a maximum of four deliveries per week with large trucks and delivery times are from 7:00 a.m. to about 8:00 p.m. Minor vendors come on a daily basis and will deliver through the front door at non-peak hours. This facility will be a 24-hour operation and will be a non-liquor store. Mr. Carter reviewed a proposed elevation of the building consisting of brick and dryvit. He noted they are well within the required setback standards on Buffalo Grove Road and they plan to do extensive landscaping and berming to make this an attractive intersection. Commissioner Krug stated he will have a conflict of interest on this project so he will listen to all discussion but will not comment or vote. Chairman Goldspiel noted the Town Center is supposed to have an integrated traffic and pedestrian flow. He noted there is an extensive access system from the Town Center to Lake Cook Road just north of the proposed access for the Walgreen's facility. Lake Cook Road at this section is a short stretch between Route 83 and Buffalo Grove Road. When the Town Center was planned, it was believed the access to Lake Cook Road would go through the Town Center access to same. Mr. Carter noted to do a frontage road type of design would be very involved. Chairman Goldspiel stated it is not necessary to have a frontage road design but perhaps some kind of connection, thus eliminating the access to Lake Cook Road. The traffic on Lake Cook Road is such that there may be some concern over additional ingress and egress. Mr. Carter stated they will look at that possibility but they will have to consult with Melvin Simon Associates and Walgreen's. Commissioner Samuels asked if there may be a need for additional right-of-way for any Lake Cook Road improvements being planned. Mr. Pfeil stated there is a scenario where more right-of-way may be needed and more lanes would be added to Lake Cook Road. Commissioner Samuels asked if all plans for the proposed facility take into account such setbacks. Mr. Carter stated at this point no. However, if there are setback issues in terms of right-of-way, they have the ability to provide same as they do have excess ground. Chairman Goldspiel noted it would be best to develop one full access to Lake Cook Road to serve both the Town Center and the proposed facility. Chairman Goldspiel asked what the size comparison for the proposed facility is to the one existing Buffalo Grove Plan Comm-Regular Meeting-March 6, 1996-Page 9 on Route 83. Mr. Carter stated the existing Walgreen's is about 8,500 square feet whereas the proposed facility is 15,000 square feet. Commissioner Lundine asked why there is a two-car drive-through. Mr. Carter stated Walgreen's has found many elderly people or younger people with children buy �./ prescription drugs and for their convenience a drive-through area is desirable. Mr. Treesh stated one lane is for prescription drop off and the second lane is for pick ups. Commissioner Lundine asked how high the proposed building would be. Mr. Carter stated he is not sure yet and will find out. Chairman Goldspiel asked why the proposed facility will be twice as large as the existing facility. Mr. Carter stated the proposed facility will be more customer oriented with wider aisles and expanded brands of merchandise. Commissioner Howard noted people from St. Mary's will undoubtedly park at the new facility. Commissioner Trilling asked why the plans are providing a residential use within a commercial area. Mr. Carter stated Mr. White is active in St. Mary's as is Mr. Leikam who has cared for Mr. White for a long time. He wants to make sure Mr. White has a place to live within the general facility. The house and the improvements will be titled to Mr. Leikam. Commissioner Trilling suggested alternative locations for this gentleman would be more appropriate and still be within the area. Mr. Carter stated they had considered those possibilities, but Mr. Leikam liked this plan best. Commissioner Berman asked what the plans are for shopping carts for the facility as there are very rigorous standards for same within the Town Center. Mr. Carter stated there will be carts and management will have carts picked up and stored. He stated he will find out all of the details for the next meeting. Chairman Goldspiel noted some concern for the aesthetic look of the back area of the building. Buffalo Grove Plan Comm-Regular Meeting-March 6, 1996-Page 10 Mr. Carter stated it will be a brick and dryvit system all the way around on all four sides of the building. Chairman Goldspiel noted the memo from Mr. Wright containing some suggestions for further requirements for the project. Mr. Carter stated they will address these issues at the next workshop. �./ Mr. Pfeil stated the access issues and right-of-way requirements need to be addressed as does any input from the Lake County Division of Transportation and Cook County Highway Department before this project can proceed very far. It will be challenging to find access onto the Town Center property that works and flows well. He noted that Simon Associates would have to agree to the shared access design. Access to the north is challenging and ultimately there may be an opportunity for some kind of alignment to Church Road to provide controlled access to properties on the east side of Buffalo Grove Road. Chairman Goldspiel asked if the detention is separate from the detention area at the Town Center and, if so, can anything be done to integrate those detention areas. Mr. Pfeil stated the Village Engineer does not yet have enough information to make that call but theoretically there may be an opportunity to expand the current Town Center facility. Commissioner Samuels asked if the sidewalk will be extended from the east side of the property to the corner. Mr. Carter stated there is no sidewalk presently shown. Mr. Pfeil stated a sidewalk has already been constructed on this segment of Lake Cook Road. Chairman Goldspiel noted some major issues which need to be addressed including, access, traffic and engineering at the next workshop. CHAIRMAN'S REPORT -None FUTURE AGENDA SCHEDULE Mr. Pfeil stated there will be a public hearing on March 20, 1996 for the Shires Construction Condominiums and and a workshop for the Fire Station Training Facility. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT - None Buffalo Grove Plan Comm-Regular Meeting-March 6, 1996-Page 11 NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Berman, seconded by Commissioner Krug and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 10:30 p.m. Respe tfully submitt Fay ubin, ec ding Secretary APPROVED BY: 1 N GOLI)SPIEL, C airman Buffalo Grove Plan Comm-Regular Meeting-March 6, 1996-Page 12