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1996-10-16 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION October 16, 1996 The Community Chapel of Buffalo Grove, the Covington Office Center, Southwest corner of Dundee Road/Golfview Terrace, amendment of a Planned Unit Development (P.U.D.)And Preliminary Plan in the B-3 District for a funeral home facility--Workshop #1 Mobil Oil Corporation, 1248 McHenry Road (Illinois Route 83) Amendment of a Planned United Development(P.U.D.) in the B-3 District for a new commercial building and car wash building Workshop#2 Helene's Resubdivision (Lot 1 of the Abbott Business Center)- Final Plat 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 Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Mr. Lundine Mr. Trilling Mr. Ottenheimer Commissioners absent: Mr. Krug Also present: Mr. Lawrence Freedman, Ash, Anos, Freedman& Logan Mr. Robert A. Weinstein, Genesis Associates, Ltd. Mr. James Murray Jr., Genesis Associates, Ltd. Mr. Gary S. Hay, The Hay Company Inc. Mr. Gerald Lindgren, Kenig, Lindgren, O'Hara, Aboona, Inc. Mr. Kerry Price, Funeral Directors of Buffalo Grove Loi Mr. Vitas Maciukevicius, W-T Engineering, Inc. Mr. Ernie Rossi, Mobil Oil Corporation Mr. Ray Elliott, Mobil Oil Corporation Mr. Robert Pfeil, Village Planner Mr. Seth Pines Buffalo Grove Plan Comm-Regular Meeting-October 16, 1996-Page 1 \/ APPROVAL OF MINUTES Moved by Commissioner Rosenston, Seconded by Commissioner Lundine to approve the minutes of the public hearing and regular meeting of September 18, 1996. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Rosenston and Berman abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Trilling reported on the Village Board meeting on October 7, 1997 noting the following items were discussed: 1. Ordinance approving preliminary plan for park facilities at Busch Grove Park was tabled. Parking lot lighting and street lights are issues needing resolution 2. Referral of Powernail for rezoning from RE District to Industrial District 3. Pre-application conference regarding the proposed Town Center hotel,banquet and conference center 4. Pre-application conference regarding an amendment of the annexation agreement and preliminary plan for Millbro Properties 5. Pre-application conference for Aspen Homes at Route 22 and Easton Avenue THE COMMUNITY CHAPEL OF BUFFALO GROVE, THE COVINGTON OFFICE CENTER' SOUTHWEST CORNER OF DUNDEE ROAD/GOLFVIEW TERRACE, AMENDMENT OF A PLANNED UNIT DEVELOPMENT AND PRELIMINARY PLAN IN THE B-3 DISTRICT FOR A FUNERAL HOME FACILITY--WORKSHOP#1 Commissioner Lundine stated he will abstain from this discussion and participation in the Community Chapel workshop due to the fact that he lives in the adjoining subdivision and cannot give an unbiased opinion at this time. Mr. Freedman of Ash, Anos,Freedman&Logan stated he is the attorney for Genesis Associates which is a subsidiary of The Loewen Group which is the contract purchaser of the vacant portion of the property commonly known as the southwest corner of Dundee Road and Golfview Terrace. He stated Genesis proposes to construct a multi-denominational funeral chapel and we are seeking to amend the existing PUD and for preliminary plan approval. Mr. Freedman stated The Loewen Group is the second largest funeral'service/cemetery group in North America and presently operates approximately 900 funeral homes and 250 cemeteries in the U.S. and Canada. He noted this matter was referred a number of months ago but was not acted Buffalo Grove Plan Comm-Regular Meeting-October 16, 1996-Page 2 on because there were legitimate concerns about issues of parking and traffic. A study was done and sent to the Village traffic consultant in advance and revisions have been made to the plan. Mr. Robert Weinstein of Genesis Associates stated the concept is to have a multi-sectarian building for the many ethnic groups in the area of all faiths. The idea is to serve Buffalo Grove and the surrounding area. He noted that only one funeral at a time can be held. Mr. Gary Hay of the Hay Company Inc. stated the revised site plan provides for 270 parking spaces and a building designed to blend with the surrounding area, especially the residents on the north side of Dundee Road and the condos on Parkview. The building is 40 feet tall at the highest center and the two wings are 30 feet. He noted that family members would be the first to arrive and they would fill the first area of 56 spaces. Other visitors would then fill the remainder of the parking on the south side of the site. A covered canopy,running north and south on the property, will provide a covered area for people walking a long distance to the funeral home. He stated the building has five parlors, two on the west side and three on the east side. The entrance is in the center which has a family room for everyone involved in the parlors,the office complex is on the second floor, and the basement area has all the embalming facilities and will have some employees on the premises for 24 hours. Mr. Hay stated the office building which exists on the property now would take the parking area in front of the building as well as a few areas near the church. The families would enter off of Golfview Road, proceed through the front of the funeral home and park at the first available spaces there. When the procession is going to the cemetery or leaving,the hearse would be loaded inside the family area and the family limousine would be pulled up along side of it. The hearse would then proceed east and take a right, the family would then be loaded and it would proceed farther east and then down to line up in the area to go out to Parkview Terrace. Parkview Terrace would be a gated area closed normally all day. Mr. Gerald Lindgren stated the key intersection is Golfview and Dundee. He stressed that the Parkview access is to be gated at all times except for actual funeral processions. He noted there is enough room internally to line up funeral processions as opposed to using the adjacent street system for lining up vehicles. Mr. Lindgren stated they did actual traffic counts at this location and surveyed facilities similar in size to that which is proposed. Based on the magnitude of traffic found at the other location, it was superimposed on what was examined at this location and found with the exception of exiting processions, the magnitude of traffic that is generated on an hourly basis by a funeral facility is relatively low by comparison to its size. If this were to be an office building of the same size, during peak hours higher volumes would be generated. He noted there are design peaks and peaks. The absolute peaks at certain occasions which might happen at a funeral facility once a year or once every two years, have not been designed for. Even in that peak time, facilities like a funeral home have people monitoring and watching what is going on. Therefore, he noted they have looked at the design peaks, analyzed the capacity at the intersection, and looked at a Buffalo Grove Plan Comm-Regular Meeting-October 16, 1996-Page 3 driveway which is only 80 feet from Dundee Road in a residential area, all of which they feel they are able to deal with. Mr. Lindgren stated the other key issue of concern was the magnitude of the parking for both the office building and the funeral home. The ordinance indicates 230 spaces are required. The present proposal shows 270 parking spaces. He noted the design peaks will be accommodated by this number of parking spaces. If there is a peak that exceeds this number of spaces, there will apparently be an additional 50 parking spaces available at the adjacent church arrived at by mutual agreement. In addition, if there is such a peak,there will be several people out in the parking lot to handle that type of situation. Mr. Lindgren stated they reviewed the Village consultant's letter and have noted his concerns. He stated they concur regarding there is no reason to open up the aisles on the eastern end so that complete circulation is achieved around the parking lot. He further noted he would like to discuss the office parking facility with the Village consultant to see how it could be blocked off from general use by the funeral facility. There will be occasions the office parking will need to be monitored by funeral home staff to make sure it is protected for the office facility. Mr. Hay reviewed the various building elevations and the walkway concept to run north and south on the property. He noted the walkway is open sided with plexiglass screening. He noted the garage building adjacent to the residents will house two cars from the office complex and some of the operation vehicles which are used in a number of Loewen Group facilities for storage of a total of eight vehicles. Commissioner Trilling asked for the average time it takes for people to get into cars and begin the formations to actually leaving the premises. Mr. Murray stated it usually takes 10 minutes after the conclusion of the funeral service to get to their cars and begin the procession out. It then is another 2-3 minutes to get all cars out of the lot. Commissioner Trilling asked what the hours of operation would be and the typical times for funerals. Mr. Murray stated the typical hours of operation are from 8:00 a.m. Visitations conclude at 9:00 p.m. and everyone is usually out of the parking lot by 10:00 p.m. Commissioner Trilling asked when the first funeral takes place. Mr. Murray stated the first funeral will usually be at 10:00 a.m. and are on the hour thereafter. The noon hour is not used. Funerals will not usually be scheduled after 1:00 p.m. as cemeteries do not usually hold funerals after 3:00 p.m. Buffalo Grove Plan Comm-Regular Meeting-October 16, 1996-Page 4 Mr. Weinstein stated Jewish funerals can be held at 1:00 and 2:00 p.m. However, there can only be one funeral per hour. Commissioner Trilling noted that in theory there could be five funerals per day. He asked what days of the week funerals are conducted. Mr. Weinstein stated funerals are held Monday through Saturday and once in a while there may be a Jewish funeral on a Sunday. Commissioner Trilling asked how the office parking could be reserved. Mr. Freedman stated that has not been finalized as yet. He stated they are trying to find some kind of protection for the office building parking. Mr. Lieberman stated his group is the owner of the office building and they have not yet finalized an agreement relative to protecting their parking. Commissioner Trilling stated the side elevations of the proposed office building need to be improved. He further noted a way should be found for people to enter and exit the office facility with minimal conflict from any funeral procession as well as the residents of the surrounding area. It would be good to provide an alternative method to exiting the office portion. One suggestion is to eliminate the exit on the south side of the parking lot that faces the residents and make the easternmost two lanes the processional pattern so that the center lane acts as a lane heading southbound and then come around northbound on the easternmost lane and then exit onto Golfview. That would move the procession away from the office building and the residential area as well as allowing a way for the office personnel to exit onto Parkview Terrace. Chairman Goldspiel noted he would be concerned with adding any access onto Parkview as the number of parking spaces indicates there would be a lot of people using Parkview under such conditions. Commissioner Howard asked about the changes requested by the Village consultant regarding parking spaces on the south end of the proposed lot. Mr. Lindgren stated that on the south end of the parking area an aisle be provided to circulate the traffic. However, the access point proposed by Commissioner Trilling would need to be open all the time for office traffic which he does not favor as opposed to the gated access proposed by the plan which is limited in nature. Commissioner Trilling noted that no one would use the access he proposes unless there is a funeral procession occurring. Commissioner Rosenston asked if there could be visitation at the same time as a funeral service. Buffalo Grove Plan Comm-Regular Meeting-October 16, 1996-Page 5 Mr. Murray stated it is possible to have one of each. Commissioner Rosenston asked how many visitations could be happening simultaneously. Mr. Murray noted relative to visitations, often the family may decide to have visitation at 9:00 a.m. until the funeral at 11:00 a.m. Since they can only do one funeral at a time on the hour, the most visitation that could be is one. Commissioner Rosenston asked if there is any possibility of conflict between any religious or ethnic groups at simultaneous functions. Mr. Murray stated there has never been a problem that he knows of. Commissioner Rosenston asked how many funerals per year are projected for this facility. Mr. Weinstein stated there will probably be 250-300 funerals per year. Commissioner Rosenston asked what uses are currently in the existing office building. Mr. Lieberman stated they have their management company on the site, Ice Skating Institute of America,Financial Planners of America, two dentists, three psychologists, leasing company, and a CPA. He noted his office has about 40 employees and generates quite a bit of traffic. Commissioner Rosenston stated he concurs with the traffic consultant's concern with the entrance near Dundee Road. He stated he takes strong exception with two way traffic when there is slanted parking. He further noted he is concerned with two way traffic if the entrance/exit remains there because of its proximity to Dundee Road. In addition people will be pulling in and dropping others off which can cause a backup onto Golfview and thereby affect Dundee. He stated he would prefer one curb cut on Golfview and rearranging internal circulation pattern. He further noted he is opposed to any and all exits on Parkview except for emergency vehicles. He also noted that this proposal shows a sea of concrete which really bothers him. Chairman Goldspiel asked for a more detailed understanding of concurrent funerals and visitations in order to better assess parking and traffic demands. Mr. Murray noted there could be a funeral in the morning and the same parlor would then be used for visitation that evening. If there is a funeral at 10:00 a.m.,the visitation would then begin about 3:00 p.m., with the family getting there around 2:30 p.m. He noted that not everyone comes at 3:00 p.m. During the weekdays, some people will come between 3:00-5:30 p.m. and then there is a lull with more people coming around 7:00-9:00 p.m. Commissioner Samuels asked what type of arrangements have been made with the church for overflow parking and how would it be handled. Buffalo Grove Plan Comm-Regular Meeting-October 16, 1996-Page 6 Mr. Freedman stated they have a letter which indicates that they can provide 50 spaces at this time for overflow use. They have not gone into great detail as yet with the church but presume that if there were not a church use at the time and there was an unusually large crowd at the proposed site, more spaces could be accommodated by the church. Commissioner Samuels asked if there would be a cross easement and an opening between the parking lots. Mr. Freedman stated yes. Commissioner Samuels he was talking about a vehicular easement. Mr. Weinstein stated there is nothing between the lots. Commissioner Samuels noted that when the funeral procession is being organized, the overflow will not be able to join in the procession. Mr. Freedman noted that in that circumstance they would have to be directed in by funeral home personnel. Mr. Murray stated that as people pull into the funeral home they would be stopped and asked if they are going to the cemetery. If it will be a large funeral, the people will line up in the parking lot. If not going to the cemetery it would be suggested that they use the 50 spaces over in the church. Commissioner Samuels stated it would be a good idea to pursue vehicular cross traffic with the church. Commissioner Samuels asked if the plan labeled cremation is for display only. Mr. Weinstein stated that is a display room only for urns and caskets. There will be no cremation at this facility. Commissioner Samuels asked if the use as a funeral parlor is a permitted use under the general zoning. Mr. Pfeil stated it is a permitted use in the B-3 District. Commissioner Samuels stated he agrees with the Village traffic consultant who recommends moving the building further north and having all the parking to the south and agrees that having a short turn off of Dundee Road and the immediate turn into the front of the building is probably not the best idea as far as traffic circulation. Buffalo Grove Plan Comm-Regular Meeting-October 16, 1996-Page 7 Mr. Lieberman stated they like the proposed plan because it takes the funeral traffic away from the main traffic of the office building. They are also concerned with a procession lineup in the parking lot possibly blocking people from backing out in their cars and will potentially create chaos in the lot for those people trying to leave the office building. Commissioner Rosenston noted that if the procession is assembled on the property, it will be an issue with or without the Parkview exit. Commissioner Samuels asked what the setback requirement is for Dundee Road. Mr. Pfeil stated the approved plan had a 35 foot landscape setback for the office building. The minimum zoning standard is a 25 foot building setback. However, a larger setback can be required in a P.U.D., and a standard requiring the setback to be as great as the height of the building should be considered. Commissioner Samuels asked how much further to the north could the building be moved without conflicting with setbacks and the office parking to the south. He asked that this option be further investigated. Mr. Freedman stated he would like to have Mr. Lindgren meet with Mr. Benes and see what conclusions they can come to for all the parties concerned. Commissioner Berman noted that as approximately 200 could be put into parlor A and B, there could conceivably be 400 people present in the proposed building at one time for one or two affairs going on at the same time or at least 200 people ingressing and 200 people egressing. He further noted it is also theoretically possible to have a visitation on the other side of the building at the same time. Mr. Weinstein stated theywould not schedule that wayif theyknow theyhave a large service g going on. Mr. Murray stated they would not do such a thing as it is just bad business. Commissioner Berman that parlor A and B could be combined for a single funeral of 400 people and therefore end up with 250 cars in the lot. Mr. Lindgren stated it is theoretically possible but not very likely. It could possibly happen once a year. Commissioner Berman noted that for that once or twice a year when such an extraordinary circumstance occurs, where would the overflow go. Mr. Weinstein noted that his chapel in Wilmette holds 500 people and has only 94 parking spaces. Buffalo Grove Plan Comm-Regular Meeting-October 16, 1996-Page 8 The overflow traffic there of about 35 cars occasionally parks across the street to a shopping center. Commissioner Samuels noted it is not proper to require more parking than the ordinance requires. Commissioner Berman stated the developer should think through the overflow situation and what arrangement can be made for the next workshop. Chairman Goldspiel expressed his concern with the plexiglass wall canopy. He noted it scratches and weathers easily and is not a very good idea. He stated a roof shelter alone would be fine. Chairman Goldspiel noted that stacking space is necessary on Parkview as it is way too close to Dundee Road. Chairman Goldspiel stated his most basic concern is with the use and the P.U.D. He stated he did not think a funeral parlor here makes a good P.U.D. with an office building. He noted there is no way to contain the funeral home on its own parcel and the best that can be done is to contain it within the office building parcel and the funeral home parcel and that creates all kinds of conflicts. Chairman Goldspiel further noted he is not comfortable with the traffic to the proposed garage office going past the office building nor is he comfortable with a garage that will be housing vehicles form other facilities that are not even on site. Chairman Goldspiel also stated that he feels Parkview Terrace is a residential street and he cannot see putting funeral processions onto a residential street or office traffic. He stated he feels the entrance onto Parkview Terrace must be entirely eliminated and, in general, he feels this is not the right use for this parcel as it is much too intensive a use adjacent to a residential community. Chairman Goldspiel stated it would,however, be an improvement to remove the garage building and move it up to the funeral building in order to stop any kind of cross traffic. He asked what radius this facility would draw its business from. Mr. Weinstein stated they would draw from a 10 mile radius. Chairman Goldspiel asked if there is any tax impact from this development. Mr. Freedman stated they did not do any fiscal impact study but will do something for the next meeting. Chairman Goldspiel stated the entrance closest to Dundee needs to be eliminated to avoid a traffic hazard there and emphasized the need for berming and buffering from the residential area. Commissioner Rosenston noted dual use parking might be a good idea. Using the parking spaces Buffalo Grove Plan Comm-Regular Meeting-October 16, 1996-Page 9 as part of the processional lineup would help. He further noted he would like to see the relationship of the adjacent residences to the proposed development for the next workshop. Chairman Goldspiel noted the other funeral home in Buffalo Grove was allowed to eliminate some of the grass islands from the stacking areas and in return more green space was added to the perimeter. Dolores Cavanaugh, president of the Covington condominium association, noted the residents �./ were originally told this parcel was zoned office and research. She noted there is constant traffic in and out from the existing office building and noted the association is very opposed to using Parkview for more traffic. She further indicated the light at Dundee Road is very busy at all times of the day and they have asked for the light to be adjusted to allow for more turns out. Chairman Goldspiel asked what type of traffic control will be used at Dundee Road for those larger funerals. Mr. Weinstein stated funeral home personnel would stop traffic using hand held stop signs. Ms. Cavanaugh further noted nothing has been mentioned about detention and they are still not sure what will happen in a heavy rainstorm with all the new additions to the area. Tom Behan stated the Covington residential area is composed of older individuals who are around a good part of the day and these people are in and out all day long. These people will be negatively affected by the additional traffic created by this development. Amos Winokur stated there maybe a tremendous traffic impact once the school at the church is P finished. He noted that traffic backup at the light is already fierce. Chairman Goldspiel asked if something can be done to reset the traffic lights when a procession is leaving. Mr. Weinstein stated they are negotiating with the state regarding that issue. MOBIL OIL CORPORATION. 1248 MCHENRY ROAD (ILLINOIS ROUTE 83), AMENDMENT OF A PLANNED UNIT DEVELOPMENT(P.U.D.) IN THE B-3 DISTRICT FOR A NEW COMMERCIAL BUILDING AND CAR WASH BUILDING-- WORKSHOP #2 Commissioner Berman stated he will not participate in this or future workshops on this matter to avoid a potential conflict of interest. Mr. Vitas Maciukevicius of W-T Engineering stated they have tried to address the concerns raised at the last workshop meeting and they have submitted a revised site plan. He noted the concern with the fence to be used as screening from the detention basin has now been changed to planting Buffalo Grove Plan Comm-Regular Meeting-October 16, 1996-Page 10 a series of arbor vitae to create a fence to screen the queuing area of the car wash from the north and someone on the southern part of the property could still see the tail end of a long queue. He noted they normally would provide a guard rail at the detention basin to prevent someone ending up in the basin. However, he would prefer to install a 12 inch curb in lieu of an unsightly guard rail. Chairman Goldspiel noted that sounded like a good idea. Mr. Maciukevicius stated they also provide an opening into the pavement that is on the easement going to Sporlein Commons on the northeast part of the property and this can be used as the escape lane for those changing their minds about a car wash. Mr. Maciukevicius stated they have discussed a breakup of the rear elevation of the building facing the residents on the north. He noted one of the alternatives is the addition of one or two gables which would blend in with the Sporlein architecture. They are still working on implementation of this style while still screening their roof mounted HVAC units. Mr. Maciukevicius stated they are still going to request a variation to the detention setback. There are concerns regarding unsightliness and water marks left by receding water and these can be addressed. The walls themselves are a paver type of wall that controls any seepage. This is a dry basin and the water will escape. During the time period that the water does encroach the building wall there is a backup clay component which can be placed behind it that is used at the bottom of detention basins. Once moisture hits that clay it expands and becomes a barrier to prevent water seepage. He further noted rising water can potentially leave marks. However, they would like to take the foundation and line it with the paver from the high water line on up so that there is a consistent paver material around the back of the building at any exposed concrete. Chairman Goldspiel noted this would have to satisfy the engineering and building and zoning staff. The other criteria regarding slopes and such would also have to be met. Mr. Maciukevicius stated they are presently taking noise measurements in two locations that have the two types of car washes being used and as soon as these measurements are finished, this information will be provided. He assured the commission they will be taking ambient noise level measurements out on the roadway at the property line and of the type of equipment to be installed at this location. Chairman Goldspiel stated he would like the developer to be sure to have the ambient measurements taken at times in the morning and evening when the neighborhood is relatively quiet. Mr. Maciukevicius stated Mobil has been discussing a less than 24 hour car wash operation as has been suggested by the commission. However, they cannot commit to anything as yet and the goal remains for a 24 hour operation. He asked for feedback on suggested hours for same. Buffalo Grove Plan Comm-Regular Meeting-October 16, 1996-Page 11 The commission seemed to have a consensus that 7:00 a.m. to 10:00 p.m. would be a good starting point. Mr. Maciukevicius stated that peak hours and the start of rush hour seems to be well before 7:00 a.m. Chairman Goldspiel noted that a car wash had previously been approved on this parcel which is one of the reasons he is willing to go along with same and he thought the times approved may have been 7-10:00 p.m. Mr. Maciukevicius noted the exit from the car wash has not been changed which as was discussed at the last meeting in order to avoid a conflict with vehicles entering the parcel from Route 83. He stated the car wash is not pumping out cars all that frequently and as they come out of the wash, they are not able to see cars on Route 83 if they are forced to make a 90 degree maneuver. Chairman Goldspiel noted he was not talking about a 90 degree turn but rather a more defined path so that a car coming out from the wash does not just shoot out. Mr. Maciukevicius further noted they have changed the engineering drawings to add the storm water catch basin in that area. Chairman Goldspiel noted the setback issues from the nearest residential buildings is needed to the next meeting. Commissioner Rosenston asked what happens if and when the car wash happens to break down. Mr. Rossi stated the reliability rate depends on how much traffic is generated. He noted last winter they had only 7 breakdowns in 28 car wash units and only for a couple of hours at a time. Mr. Elliott noted that the car at the entrance to the car wash which is beyond the escape lane would use the call box to summon an attendant who could make sure the door to the car wash is open so that people could drive through and be on their way. In case the car wash stops operating while a car is in the wash,there is an emergency door that can be used. Commissioner Howard asked how many cars can queue up for the wash. Mr. Maciukevicius stated about 11 or 12 cars can queue. Commissioner Howard noted there will be stacking on the drive leading to Arlington Heights Road and this exit is used extensively and is therefore a potential problem. Commissioner Samuels asked if it had been determined whether this project is considered a car wash or an auto laundry under the code. Buffalo Grove Plan Comm-Regular Meeting-October 16, 1996-Page 12 Mr. Pfeil stated he has no update on the issue at this point. Mr. Elliott stated this building only washes one car at a time. Commissioner Trilling suggested reducing the escape lane to 12 feet in width and add one way, do not enter signs facing the shopping center in order to ensure no cars from the shopping center inadvertently enter the car wash escape lane. Chairman Goldspiel asked where the vacuum area is to be. Mr. Maciukevicius stated Mobil has a new item called a detail center. It is a combination of vacuum and shampooing functions. He noted their original intention was to place this item beneath the canopy where the old mart building was. Because of the change in the site plan with the car wash now on the east side and because the end of the canopy must be cut off, they are not sure they can place that item beneath the canopy at one of the fueling dispensing locations. The other thought is to place it adjacent to the car wash building. If it is placed adjacent to the car wash, which has windows, it would block a portion of the view into the car wash building. The other possible location is on the western parking space. Chairman Goldspiel asked what this vacuuming center would be like. Mr. Rossi sated the vacuum center is a raised 16 foot long platform with a vacuum on either end. Between the vacuums there is a device that allows you take the carpets out for shampooing. There is also a vending slot for various car needs. Chairman Goldspiel asked if people use this before or after a car is washed. Mr. Rossi stated about half of the customers use it before getting their cars washed. Chairman Goldspiel noted the reason Mobil is having such a hard time finding a spot for this vacuum center is that there is not much room left on the site. Mr. Rossi noted some of their internal discussion has centered around the fact that next to the car wash is usually a good place to put this item. However, proponents for windows in the car wash note they do not want to look at the backside of this thing. Putting this under the canopy makes it convenient for people who have just fueled and they have the benefit of the canopy overhead during inclement weather. Commissioner Ottenheimer asked how much time the vacuuming takes. Mr. Rossi noted it could take as much as a full 10 minutes. Commissioner Trilling noted the only place this item could be placed is in the island. He felt there Buffalo Grove Plan Comm-Regular Meeting-October 16, 1996-Page 13 is no other place on the site that could accommodate this vacuum. Mr. Maciukevicius clarified a point by noting that they are entering a joint venture with other companies within the C-store operation. The joint venture partner has not yet been determined. He stated that there will be no drive through and no inside seating or food preparation. Commissioner Howard stated her concern with continued additions to this project. She stated she uses this station all the time and it is very difficult to get around this station as is and all of this adds additional congestion and takes a further toll on circulation. Mr. Rossi noted they have some very recent data on the store which opened on Lake Cook and Weiland. He noted that the survey there shows that 40 percent of the people use only gas, 40 percent just use the C-store and about 20 percent do both. Commissioner Rosenston noted his concern with the bright lights which are visible at the new store on Lake Cook and Weiland. He noted the appearance of that facility is much brighter that this facility. Mr. Rossi noted the biggest light producer on any of these sites is the canopy lighting and the lighting on the canopies is the same at both facilities. However, the canopy in Wheeling is a larger canopy which may account for some of the brighter appearance. Mr. Rossi further noted that the franchise area will actually be owned and operated by Mobil. Chairman Goldspiel noted he would like to see more information on the joint venture. Commissioner Samuels stated he is not bothered by the joint venture as long as there is no sit down food counter. Commissioner Lundine asked if the intention is to fix up this particular Mobil station which is owned and operated by Mobil itself and then sell it to a distributor. Mr. Maciukevicius stated no. Commissioner Rosenston stated it does not matter to him who the joint venture partner will be as long as the type of activities going on in the store will be compatible and in line with the representations of Mobil. Commissioner Lundine stated he is satisfied now that he is assured it will be operated by Mobil. Chairman Goldspiel stated another workshop meeting is necessary in order to address the following concerns: Buffalo Grove Plan Comm-Regular Meeting-October 16, 1996-Page 14 1. Study of sound generated at the site and distances to adjacent residences 2. Further information on the type of use proposed for the joint venture 3. Information on the vacuum and shampoo center 4. Information on the car wash 5. Cutting size of escape lane 6. Configuration of exit from the car wash Mr. Pfeil noted that variations of the Village stormwater basin standards for the side slope and the distance between the high water level and the building are being requested. He further noted that the stormwater basin would not be underdrained. Chairman Goldspiel stated that if the detention is to be adjacent to the building, it would seem the underdrain would be important to get the water out as quickly as possible. Mr. Pfeil commented that Mr. Kuenider has indicated that based on the design of the basin, underdrains would not be functional, and may not be needed. Mr. Pfeil stated that a resident of the adjacent Spoerlein subdivision called express concerns about added traffic at the site and possible impact from noise. HELENE'S RESUBDIVISION(LOT 1 OF THE ABBOTT BUSINESS CENTER) -FINAL PLAT Mr. Seth Pines stated the plat pertains to Lot 1 at the northeast corner of Weiland Road and Abbott Court. The property is vacant and zoned Industrial. The lot is approximately 99,000 square feet in area. He stated that he is proposing to subdivide Lot 1 into two lots. One lot would be 40,000 square feet and the other lot would be 56,311 square feet. Both lots would be developed with buildings for uses allowed in the Industrial District. Chairman Goldspiel noted there is a recommendation from Mr. Kuenider for approval subject to adjusting the right-of-way radius at the intersection to be tangent with the new right-of-way. Mr. Pines stated the Lake County Highway Department is demanding dedication of additional property for future right-of-way use. Mr. Kuenkler's preference is to have the radius at the west property line along Weiland Road mirror the existing radius. Mr. Pines indicated that he accepts Mr. Kuenkler's recommendation. Commissioner Trilling asked if the resubdivision will lead to a claim of hardship concerning Buffalo Grove Plan Comm-Regular Meeting-October 16, 1996-Page 15 standards such as setbacks when buildings are proposed for the two new lots, which will be considerably smaller than the size of the original lot. Mr. Pines stated he is concerned with the width of the lots which are being made narrower by the County's requirement for an additional nine feet of right-of-way. He stated that development of the lots is not dependent obtaining zoning variations. Moved by Commissioner Rosenston, seconded by Commissioner Howard, to recommend approval to the Village Board of Helene's Resubdivision, Lot 1 of the Abbott Business Center) Final Plat dated September 16, 1996 subject to adjustment of the right-of-way radius at the intersection to be tangent with the new right-of-way. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Howard,Rosenston, Samuels, Lundine, Trilling, Ottenheimer, Goldspiel NAYES: None ABSENT: Krug, Berman ABSTAIN: None The motion passed 7 to 0. CHAIRMAN'S REPORT -None FUTURE AGENDA SCHEDULE Mr. Pfeil said there will be workshop on October 30, 1996 concerning the Comprehensive Plan. He noted that there will be a regular meeting on November 6, 1996. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT -None NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Rosenston, seconded by Commissioner Lundine and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 11:45 p.m. Buffalo Grove Plan Comm-Regular Meeting-October 16, 1996-Page 16 Respectfully submitted, Fay ubin, cording Secretary APPROVED BY: N GOL PIEL, C irman Li Buffalo Grove Plan Comm-Regular Meeting-October 16, 1996-Page 17