Loading...
1996-06-05 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION June 5, 1996 Proposed Walgreens store,rezoning to the B-5 Town Center District, approval of a Preliminary Plan for a retail store, approval of a Special Use for a residential use in the B-5 Commercial Sub-District and amendment of the Zoning Ordinance to allow a drive-through service window for a retail use, Northeast corner of Lake Cook Road/Buffalo Grove Road 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. Chairman Goldspiel read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure for the hearing and swore in all persons who wished to give testimony. Commissioners present: Chairman Goldspiel Mr. Samuels Mr. Berman Mr. Lundine Mr. Trilling Commissioners absent: Mr. Krug Ms. Howard Mr. Rosenston Mr. Ottenheimer Also present: Mr. J.F. Carter,Dial Companies Mr. Richard Cooper,Dial Companies Mr. Ted Treesh, Metro Transportation Group Mr. Jeff Gutowsky, W-T Engineering Inc. Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Ms. DeAnn Glover, Village Trustee Mr. Robert Pfeil,Village Planner Exhibit 1: Preliminary Site Plan, AO.1 dated May 22, 1996 Exhibit 2: Drawing of Walgreens prototype Exhibit 3: Building Elevations Buffalo Grove Plan Come-Public Hearing-June 5, 1996-Page 1 Exhibit 4: Preliminary Site Grading Plan, C.2 dated May 29, 1996 Exhibit 5: Preliminary Site Utility Plan, C.3 dated May 29, 1996 Exhibit 6: Aerial photograph of site Mr. J.F. Carter of the Dial Companies stated they are the developer of the proposed project. He stated Walgreens wishes to build a free standing 15,100 square foot store with a double drive through facility with B-5 zoning on the 2.86 acres. This 2.86 acres will be broken up into two parcels. Parcel A will be 1.74 acres that will contain a detention area and the 15,100 square foot store. Parcel B will be a separate parcel created for a transfer exchange which will be deeded to a separate owner. Both parcels, however, are part of the application. The application involves two separate accesses to the property presently. The first access is a right in only on Lake Cook Road and the second access is a 36 foot wide full driveway on Buffalo Grove Road to the north of the property. Mr. Carter stated the project has 72 parking stalls with the drive through on the eastern most part of the building. The receiving area will be to the farthest northern part of the building. Trucks will be coming in from Lake Cook Road, proceed along the east side of the building, come around to the north, back in and leave on Buffalo Grove Road. Mr. Carter stated typical hours of operation for a new Walgreens store are 9:00 a.m. to 10:00 p.m. The prescription only drive through area will be open these hours also. In the future, it is possible the store may be open 24 hours. Mr. Carter stated there is a 40 foot setback area off of Lake Cook Road which will allow for future expansion of Lake Cook Road. There is also a 30 foot right-of-way on Buffalo Grove Road which will allow for a possible expansion by the County of that street. Mr. Carter stated that upon closing of the transaction Walgreens will operate on Parcel A with a joint access easement between Parcel A and Parcel B. Walgreens will donate Parcel B to Lee Leikam. The house currently existing on that property will be renovated for occupancy by Mr. Leikam's tenant. It will be Mr. Leikam's decision as to what will become of this property in the future. Mr. Carter noted that in trying to incorporate Town Center into this development, they have met with the Melvin Simon Group who have agreed to grant a 30 foot easement in the future when Parcel B is ready for development so long as the improvements done in that 30 foot easement are at no cost to the Simon Company. In addition, any development of Parcel B will require its `-/ appearance before the Plan Commission so that the access and connections of this easement can be addressed at that time. The proposed plans show only a parking lot that is on Parcel B at this time. He further noted they have accounted for all drainage and surface water that will go into the detention area for both Parcel A and Parcel B. He also noted that the Simon Group and the Buffalo Grove Plan Come-Public Hearing-June 5, 1996-Page 2 Dial Companies plan on creating one detention area to serve both Town Center and the Walgreens development as well as Parcel B. Mr. Carter stated the construction of the Walgreens will have the"twin peaks"concept. The building is made of brick and dryvit. Signage will be on two sides of the building. Mr. Jeff Gutowsky of W-T Engineering stated they will be doing some renovation and grading along existing retention pond for Town Center. Presently the 1.76 acre site to be developed for `./ Walgreens will be covered 80 percent by pavement and roof cover. To accommodate this runoff the water will be diverted through catch basins in the parking lot through a 12 inch stormsewer into a 15 inch stormsewer to be discharged into the modified retention pond. In a 100 year storm, the high water level for the retention pond will not change from what it is presently because of the regrading and higher volume development. This development,therefore, will not have any adverse changes on present conditions. This design is also in full compliance with the Lake County Stormwater ordinance. The lowest point in the parking lot will be greater than one foot above the high water level for a 100 year storm. The finished floor of the new building must be at least 21/2 feet above the 100 year high water level which will be accomplished at this site. He noted they will be accommodating enough of this additional volume for the detention pond to cover 80 percent of coverage on the future developed site of Parcel B. He stated the additional setbacks provided will ensure the IDOT requirements for setbacks of retention areas from the road. Mr. Gutowsky stated they will be hooking up to city water and sanitary. He stated they will be putting in a new pressure connection water vault along the Buffalo Grove Road side. Sanitary will be accessed through the Town Center line in the parking lot under a force main condition. Mr. Carter stated they have approval from DOT on the right in only off of Lake Cook Road. The county has given a verbal OK for the access on Buffalo Grove Road. Mr. Ted Treesh of Metro Transportation Group stated they have prepared a traffic impact study using traffic counts conducted at the intersection of Buffalo Grove Road and Lake Cook Road during the weekday evening period and on a Saturday midday period which are typically peak hours for traffic on the adjoining streets as well as the anticipated peaks of trips into and out of the Walgreens store. Per discussions with staff and the County Highway Department,the Lake Cook Road access has been modified to allow right turns in only. This configuration will be slightly modified to increase the radius on the driveway to ensure traffic and trucks will be able to enter the driveway safely. The Buffalo Grove Road access will be three lanes wide including an inbound lane and two outbound lanes. Mr. Treesh stated he has recommended an extension of the existing southbound left turn lane on Buffalo Grove Road. Currently the full width storage lane ends just where the proposed driveway will be located. There is then a taper and a full width mountable median which transitions into a northbound left turn lane for Church Road. He stated he has recommended that left turns into the site be accommodated by extending that dedicated left turn lane into the mountable median and then match the taper further down going into Church Buffalo Grove Plan Come-Public Hearing-June 5, 1996-Page 3 Road so there will not be any impact to the northbound left turn lane heading to Church Road. Traffic would then be able to sit in the left turn lane waiting to turn into Buffalo Grove Road. Mr. Treesh stated discussions with the church have confirmed that the driveway on the west side of Buffalo Grove Road is primarily utilized as an entrance driveway before and after school. The patterns are also similar for Sunday worship periods. Staff at the church has indicated that there is the occasional vehicle that exits that driveway but generally traffic enters from Buffalo Grove Road or Lake Cook Road and exits the site on Church Road or the other access to the north side of the church building onto Buffalo Grove Road. Classes at the school start at 7:45 a.m. which would be before the Walgreens store opens. Classes end at 2:30 p.m.,before the peak hours of rush hour traffic or anticipated Walgreens traffic. The driveways are offset to allow any entering traffic turning left into the church or left into Walgreens to not conflict with each other in terms of their respective turn paths. • Mr. Treesh stated the survey conducted at the new Walgreens facility in Hanover Park indicated peak parking usage at that store to be 30 parking spaces which occurred on a Saturday. That lot has approximately 70-75 spaces and the most cars in that lot at one time was 30 vehicles. The drive through usage showed a peak on Saturday with 15 cars entering the drive through service during a 60 minute period. The maximum cars observed in line during that peak period was 3. He noted the proposed site is designed to accommodate up to 4-5 vehicles behind each window without impeding the circulation into the main parking area. Mr. Treesh noted the traffic study was done with the access on Lake Cook Road being a right in, right out. He noted he had submitted additional information to Mr. Carmignani. The right turns out that were previously assigned to Lake Cook Road were shifted to the Buffalo Grove Road access creating some additional left turn demand exiting the property. Any qeueing that occurs due to traffic on Buffalo Grove Road will be on the property and the delay in stacking will occur on the site which is one of the reasons the access has been designed with two outbound lanes to allow left turns and right turns to occur in an exclusive lane. Once the access is added on Parcel B it will be possible for a vehicle wanting to access Lake Cook Road to utilize the cross access and possibly come next to the restaurant building, cross the bridge and then access Lake Cook Road. Mr. Carter stated Walgreens has two semi truck deliveries each week. In addition to those deliveries there will be daily deliveries with special vendors who will park and deliver in the front door during various times of the day. Commissioner Berman asked if there is perhaps a forecast of the worst case scenario of queuing and backup on the site for cars attempting to exit before any connection to the Town Center. Mr. Treesh stated they projected on a Saturday there would be 65 left turns during an hour for an average of slightly over one per minute. Based on a random arrival rate it would not be uncommon to see 2-3 cars queued waiting to turn left out. On Saturday the approach volume Buffalo Grove Plan Come-Public Hearing-June 5, 1996-Page 4 along the site is much less than it is during the evening. The evening peak projected less with 40 cars left during an hour. Commissioner Berman asked what the estimate for the speed of car traffic entering the site is as there is no deceleration lane. Mr. Treesh noted they will be increasing the radius to about 45-50 feet which is a typical design for a right-in right-out access drive. Before any widening on Lake Cook Road there is quite a bit of distance between the actual entry on Lake Cook Road and the parking lot. Commissioner Berman asked if there is any anticipation of a conflict between those entering vehicles and people backing out of the five stalls on the east side. Mr. Treesh noted this was a concern he had and he had recommended that these spaces be designated as employee spaces. These are not prime spaces for customer parking and as employee parking it will reduce the turnover of the spaces and reduced the possibility for conflict. Commissioner Berman asked if the detention computations have been reviewed to determine if the detention will be adequate for both this site and any additional site. Mr. Kuenkler stated the detention will be adequate. Commissioner Berman asked if the preliminary plan as presented, including the parking lot,be sufficient to ensure a further review when Parcel B is developed. Mr. Raysa stated that in addition to the preliminary plan the concept will be further spelled out in the P.U.D. agreement. Commissioner Berman asked if there will also a provision requiring payment for the improvements necessary to connect the parking lot to Town Center. Mr. Raysa stated that can also be done. Commissioner Trilling asked if the common access for Parcel B is proposed for the future only or also for the immediate present. Mr. Carter stated the common access is for the future. If, in fact, Parcel B is developed the common access will also be developed. He further stated they are deeding this parcel to Mr. Leikam and in the future if Mr. Leikam chooses to develop the parcel, there would be an easement right between parcel A and B. In addition the Simon people have agreed that at some time in the future if, in fact, Parcel B were to be developed, they would grant a 30 foot driveway easement to be located as needed on the development. Buffalo Grove Plan Come-Public Hearing-June 5, 1996-Page 5 Commissioner Trilling asked if there will be any directional signage at either entrance to the property itself. i Mr. Carter stated they have no other signage at this time. Commissioner Trilling asked if the Disabilities Commission has had a chance to examine the proposed development and parking. `./ Mr. Pfeil stated the Disabilities Commission has not reviewed this plan. Their understanding with Village staff is that they have communicated the importance of handicapped accessibility at the proper locations on site plans , and the Building and Zoning Department will address location of handicapped spaces and ramps of part of its plan review. The Building and Zoning Department has looked at the draft versions of the plan, and will be reviewing it again as part of the building permit review process. If modifications are needed they will have to be made prior to the issuance of a building permit. Commissioner Trilling asked if the 45-50 foot radius on the Lake Cook Road access will be sufficient. Mr. Treesh stated he believes this will be sufficient. Commissioner Lundine asked what the time frame is for build out. Mr. Carter stated they are hoping for an early spring opening. • Chairman Goldspiel asked if there has been any response from Benes& Associates. Mr. Pfeil stated they did not receive anything until Monday and Mr. Carmignani looked at what was received and noted his main concern is the fact that in peak conditions traffic will queue on Buffalo Grove Road past the driveway of Walgreens. He noted the southbound movement on exiting will be difficult during peak times. That was the only comment up to this point. The concept of the ultimate connection to Town Center is looked at as a positive that would help relieve some of the congestion that could occur at the Buffalo Grove Road driveway. Chairman Goldspiel asked if there is an adequate means to ensure that when Parcel B is developed the connection tothe t e Town Center is accomplished. Mr. Raysa stated yes. However, he asked why this is not to be done now. Mr. Carter stated that as the developer of Walgreens their application is for the entire tract. However, they are only developing Parcel A. Parcel B is to be deeded to another party and that party plans on using that parcel as a residence for his tenant. He stated they cannot put an access into something whose future is unknown. What it will be in the future will be determined by Mr. Buffalo Grove Plan Come-Public Hearing-June 5, 1996-Page 6 Leikam as he will have control of that property. He stated they can therefore only grant a perpetual easement to Parcel B and the Town Center can grant an easement to Parcel B. Mr. Raysa stated he had thought the access easement was a good idea even for Walgreens. He stated the P.U.D. will mandate prior to development of Parcel B that the easement must be given. Commissioner Samuels noted a Special Use will be granted for Parcel B at this time as a residence and if there is a request in the future to change the Special Use, it will be conditioned on providing the access at that time. Commissioner Trilling asked if there should be language tying in payment for the cost of effecting that connection . Chairman Goldspiel asked if this is something that could be left to the crafting of the annexation agreement. Mr. Raysa stated he could take staff's direction for the P.U.D. agreement. Chairman Goldspiel asked for a review of the queuing problem on the property. Mr. Treesh stated he estimates a 2-3 car queue which will go back approximately 60 feet. Chairman Goldspiel asked what can be done to prevent right turns out onto Lake Cook Road. Mr. Treesh stated signage and striping will help that situation but beyond that there is not much else to do. Chairman Goldspiel noted that some of the outlets from the parking lot drains were lower than the high water level of the detention area. He asked if there would be any backing up from the detention area into the parking lot. Mr. Gutowsky stated no. He stated at a 100 year storm the elevation would be at 675. There will be some water in the pipe but it will still be one foot below the lowest level of the parking lot itself. This pipe will be under a surcharge condition. Even though the water is technically backing up, it will still flow back into the pond itself. Mr. Kuenkler stated the explanation was correct. Chairman Goldspiel asked if there would be any other property taking advantage of this forced main pumping station. Mr. Gutowsky stated he does not know if the future development of Parcel B choose to go with this system. Buffalo Grove Plan Come-Public Hearing-June 5, 1996-Page 7 Mr. Kuenkler stated the lift station will only serve Walgreens. He noted that any future development will be able to get into the sewer by gravity. In the final design they will probably have to bring a short piece of gravity sewer into this development so that it can be extended. Commissioner Samuels noted the need for signage or barriers to restrict eastbound access off of Buffalo Grove Road where you can come into conflict with the cars exiting the drive through. Mr. Treesh stated he would be hesitant of the barrier due to the receiving dock. Li Commissioner Samuels noted the trucks could back up outside of the barrier. Mr. Treesh noted that was something they could definitely look at. Mr. Leikam asked if it is mandatory to demolish the second home. Mr. Pfeil stated the plan being proposed notes that the property will have to be taken out. Mr. Robert Peok, 65 Buffalo Grove Road, noted concern with the sewer and water. He is presently hooked up to septic and well water and would like to hook up to municipal sewer and water. Mr. Kuenkler stated there is nothing about the Walgreens plan that would make sewer and water service difficult. Chairman Goldspiel noted there would be fees involved but that this hook up can be done. There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 9:45 p.m. Respectfully submitt Fay ubin, eco g Secretary APPROVED BY:: L AV& XTE N GOLDSPIEL, Chairman Buffalo Grove Plan Come-Public Hearing-June 5, 1996-Page 8 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION June 5, 1996 Proposed Walgreens store, rezoning to the B-5 Town Center District, approval of a Preliminary Plan for a retail store, approval of a Special use for a residential use in the B-5 Commercial Sub-District and amendment of the Zoning Ordinance to allow a drive-through service window for a retail use, Northeast corner of Lake Cook Road/Buffalo Grove Road Chairman Goldspiel called the meeting to order at 8:45 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Goldspiel Mr. Samuels Mr. Berman Mr. Lundine Mr. Trilling Commissioners absent: Mr. Krug Ms. Howard Mr. Rosenston Mr. Ottenheimer Also present: Mr. J. F. Carter, Dial Companies Mr. Richard Cooper, Dial Companies Mr. Ted Treesh, Metro Transportation Group Mr. Jeff Gutowsky, W-T Engineering, Inc. Mr. William Raysa, Village Attorney Mr. Richard Kuenider, Village Engineer Ms. DeAnn Glover, Village Trustee Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Berman to approve the minutes of the public hearing and regular meeting of May 1, 1996. Chairman Goldspiel noted required correction on page 9 of the Public Hearing, paragraph 3. All Commissioners were in favor of the amended motion and the motion passed unanimously. Buffalo Grove Plan Come-Regular Meeting-June 5, 1996-Page 1 motion passed unanimously. COMMITTEE AND LIAISON REPORTS Commissioner Trilling stated he attended the Village board meeting on June 3, 1996 wherein the following items were discussed: 1. Approval of the Twin Rinks Ice Pavilion 2. Various road closings throughout the Village for repair PROPOSED WALGREENS STORE. REZONING TO THE B-5 TOWN CENTER DISTRICT, APPROVAL OF A PRELIMINARY PLAN FOR A RETAIL STORE, APPROVAL OF A SPECIAL USE FOR A RESIDENTIAL USE IN THE B-5 COMMERCIAL SUB-DISTRICT AND AMENDMENT OF THE ZONING ORDINANCE TO ALLOW A DRIVE-THROUGH SERVICE WINDOW FOR A RETAIL USE,NORTHEAST CORNER OF LAKE COOK ROAD/BUFFALO GROVE ROAD Moved by Commissioner Samuels, seconded by Commissioner Trilling to recommend approval to the Village Board of the petition for rezoning from the Residential Estate District to the B-5 Town Center Planned District for the properties at 15, 25, 45 and 55 N. Buffalo Grove Road, approval of a Preliminary Plan for the properties identified as Parcel A on said Plan, approval of a Special Use in the B-5 Commercial Sub-District to allow a residential use on Parcel B as identified on the Preliminary Plan and amendment of Section 17.44.060.C.1.e. of the Buffalo Grove Zoning Ordinance to allow a drive through service window for a retail use in the B-5 District with the following variations: ZONING ORDINANCE - Section 17.44.060.D.1.b (to allow a lot area of 1.71 acres for Parcel A and a lot area of 0.91 acres for Parcel B instead of 10 acres in the Commercial Sub-District of the B-5 District, for the construction of a Walgreens store of approximately 15,120 square feet with a drive through facility on Parcel A and a single family residential use as a Special Use for Parcel B. Further, the Commission recommends: 1. That staff explore with petitioner final designs for a barrier type curb to restrict traffic movement to a one way eastbound and generally counter-clockwise pattern around the site from Buffalo Grove Road as well as the final design parameters of the Lake Cook Road entrance in accordance with the Cook County Highway Department and in compliance with the Lake County Department of Transportation. Commissioner Berman suggested additional language to the effect that: There be satisfaction to the staff of the existence of access easements to Town Center and drafting of an agreement on a PUD ordinance incorporating the access requirements and adequate provision for payment of the construction of the access. Buffalo Grove Plan Come-Regular Meeting-June 5, 1996-Page 2 • Chairman Goldspiel and Commissioner Samuels did not feel it was a good idea to cover the payment provisions noting that because of the Special Use character of the existing use on Parcel B, whoever develops the parcel in the future is going to need to do whatever is necessary to satisfy Simon and acquire that easement or they will not be able to develop the parcel. Mr. Raysa stated any time of easement that is obtained now from Simon has to run to Parcel A and B. Normally that type of easement shows the development allowable on Parcel A and B. That easement would show the development of the Walgreens on Parcel A but the question then �./ becomes what development is on Parcel B or what development is allowable on Parcel B. If Simon is willing to give that easement now, he would be happy to take it. The motion is subject to the following items: 1. Review of the design of the Lake Cook Road entrance and the Buffalo Grove Road entrance with approvals from both Cook County and Lake County for the accesses 2. Review by staff of the design of the entrance off of Buffalo Grove Road to ensure there is no wrong way traffic around the back of the building 3. Preparation of a PUD ordinance that provides adequate assurances that access to the Town Center can take place Commissioner Berman speaking in favor of the motion stated this is a difficult corner to develop. He noted this is a desirable use and amenity for the community and the development team has done a great job in meeting the concerns of the Commission. Commissioner Samuels concurred with Commissioner Berman and further stated he would like to thank the development team for recognizing the difficulties raised by the Commission on this parcel and doing a good job of alleviating those concerns. Chairman Goldspiel stated that the representations that the access to Town Center can be assured have allowed him to look favorably upon this development. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Samuels, Berman,Lundine, Trilling, Goldspiel NAYES: None ABSENT: Krug, Howard, Rosenston, Ottenheimer ABSTAIN: None The motion passed 5 to 0. CHAIRMAN'S REPORT- Buffalo Grove Plan Come-Regular Meeting-June 5, 1996-Page 3 Chairman Goldspiel stated he will be attending a briefing on the state of the village, including information about the Village's process to revise its Comprehensive Plan. FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next meeting will be on July 10, 1996. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT -None NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Berman, seconded by Commissioner Trilling and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 9:10 p.m. Respectfully submitt d, Fa Rub' Recbrding Secretary APP VED BY: STEP N GO DSPIEL, C airman Buffalo Grove Plan Come-Regular Meeting-June 5, 1996-Page 4