1991-01-09 - Plan Commission - Minutes SPECIAL MEETING
BUFFALO GROVE PLAN COMMISSION
January 9, 1991
The meeting was called to order at 7: 30 p.m. in the Municipal
Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Braiman
Mr. Charlette
Mr. Krug
Mr. Rhodes
Mr. Rubin
Mr. Rosenston
Commissioners Absent: Ms. Howard
Mr. Goldspiel
Also Present: Mr. John A. Mayes, Mayes & Vostal
Mr. John G. Byrnes, Harris Bank
Ms. Sarah K. Nadelhoffer,
Gordon & Glickson
Mr. Joseph Cohen, Zale Group
Mr. Marc K. Schwartz, Batler & Schwartz
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES - None
COMMITTEE AND LIAISON REPORTS
Commissioner Braiman reported on the Village Board Meeting of
January 7 , 1991 at which the following items were discussed:
1. Westchester Estates Phase 2 - Public hearing was continued to
the Board Meeting of January 21, 1991 when the annexation
agreement and ordinances are scheduled to be acted on.
2 . Weiland Road Industrial Park (Abbott Contractors) - Public
hearing was continued to the Board Meeting of January 21,
1991.
3 . The Amoco station at Route 83 and Buffalo Grove Road received
a recommendation by the Appearance Commission for approval of
a new island and two gasoline pumps. Commissioner Braiman
asked why the Plan Commission did not review the site plan.
Mr. Pfeil replied that the property is zoned B-2, there is no
Buffalo Grove Plan Comm. -Special Meeting-January 9, 1991-Page 1
P.U.D. on the property and the proposed addition does not
require a Preliminary Plan under the Development Ordinance.
4 . An Action Kids child care operation proposed for Woodland
Commons was referred to the Plan Commission.
5. Hamilton Partners is requesting a rezoning of the Chevy Chase
Business Park East from B-3 to 0 & R district, and amendment
of the approved P.U.D. Angus Chemical Company is the proposed
tenant for a new building at the Business Park.
WOODLAND COMMONS - PROPOSED HARRIS BANK FACILITY -- WORKSHOP #1
Sarah Nadelhoffer of Gordon and Glickson stated that she is the
attorney representing Harris Bank. A bank use is a permitted use
in the Woodland Commons B-3 P.U.D. , but all uses are subject to
Village approval. Ms. Nadelhoffer introduced John Byrnes of Harris
Bank.
Mr. Byrnes stated that the Harris Bank had negotiated a lease with
the Zale Group for Outlot A for a 4, 000 square foot facility at the
northeast corner of Route 22 and Buffalo Grove Road. Mr. Byrnes
stated that he felt it was appropriate for a bank to open within
the Woodland Commons Shopping Center as it would draw a
considerable amount of business into the shopping center. Mr.
Byrnes noted that one of the Village Board members had indicated
that a restaurant would be a more appropriate use for the location,
�., but both the Zale Group and Harris Bank think Outlot A is a good
location for the proposed banking facility.
Mr. Byrnes referred to Site Plan A dated December 11, 1990 which
was distributed in the Plan Commission packet. Mr. Byrnes said
Plan A has been revised as shown on Site Plan A-1 dated January 8 ,
1991. Mr. Byrnes stated several changes had been added on Site
Plan A-1 which include an expanded bypass lane, which had been
expanded to a 10 foot width and 12 foot height in order to
accommodate emergency vehicles and a relocated refuse area. They
had also expanded the green area on the north side of the drive-
thru facility.
Mr. Byrnes noted that the Village staff prefers Site Plan D which
locates the drive-thru facility on the south side of the bank along
Route 22 . Mr. Byrnes indicated that Harris Bank prefers the drive-
thru on the north side because it would be more aesthetically
attractive and would prevent problems with the sun affecting the
vision of the bank tellers. Mr. Byrnes said that Harris' Lake
Barrington Shores facility has the drive-thru lanes on the south
side of the bank and the sun blinds the tellers. Mr. Byrnes said
the proposed drive-thru facility would have six lanes accommodating
36 cars.
°"' Buffalo Grove Plan Comm. -Special Meeting-January 9, 1991-Page 2
Commissioner Braiman inquired about the direction of traffic and
the adequacy of stacking space on Plan A-1.
Mr. Byrnes said traffic would enter from the east, travel through
the site and exit on the south side of the bank. He stated that
traffic flow and stacking space is adequate on Plan A-1 and he does
not think traffic would back up into the adjacent access aisle in
the shopping center. Mr. Byrnes commented that Harris ' senior
teller has indicated that the Lake Barrington Shores facility
rarely has more than 10 total cars waiting in the drive-thru
facility, which has four lanes.
Mr. Mayes distributed copies of Site Plan A-i to the Commissioners.
Mr. Mayes commented that Plan D separates traffic better than Plan
A-i but it creates more difficult turning movements for customers
and reduces landscaping around the building. Also the roof
treatment for the building entrance on Plan D is less attractive
than Plan A-1. Mr. Mayes said Plan A-1 complies with the Village
requirement for vehicle stacking at the drive-thru and provides
adequate clearance and access drive width for fire trucks and
emergency equipment.
Commissioner Rhodes asked about the width of the access aisles.
Mr. Mayes said the aisles are 24 feet wide, but a 26 foot width
will be provided to comply with Village Ordinance.
Chairman Sheldon inquired as to how many employees will be staffing
... the facility.
Mr. Byrnes stated there would be 7 - 10 employees at the facility.
Chairman Sheldon asked if the design of the bank would be
integrated with the rest of the Woodland Commons shopping center,
and she asked how storm water drainage will be handled.
Mr. Mayes stated it was their desire to have this facility
integrated with the rest of the development relative to the types
of materials and design features. He commented that his firm had
designed the bank at Bannockburn Green, which he thinks fits very
well with the design of that shopping center. Mr. Mayes indicated
that Manhard Associates was the engineer for the Woodland Commons
shopping center, and Harris Bank will use Manhard on their project.
He indicated that drainage will flow east from the bank site to a
storm water retention pond in the shopping center. This retention
pond has been designed to accommodate water from the bank site.
Mr. Mayes said the bank site will have a high spot under the canopy
of the drive thru so that water will drain away from this area to
prevent ice build up in the winter.
�... Buffalo Grove Plan Comm. -Special Meeting-January 9 , 1991-Page 3
Chairman Sheldon asked how long it would take to construct the bank
facility.
Mr. Byrnes stated they expected completion in September or October
of 1991.
Chairman Sheldon asked which site plan the bank prefers.
Mr. Mayes said the bank prefers Plan A or A-1 with the drive-thru
lanes on the north side of the building.
Mr. Pfeil said Village staff prefers Site Plan D because it is a
better plan for efficient traffic circulation on the site. He
indicated that he had discussed the plans with Ken Carmignani, the
Village traffic consultant, and Mr. Carmignani commented that he
prefers Plan D also because of the traffic circulation advantages.
Commissioner Rosenston asked if there are existing banks that use
a circulation plan like Plan A-i and, if so, does the circulation
plan cause traffic accidents.
Mr. Mayes replied that many banks use a traffic circulation plan
like Plan A-1, and his clients say that this circulation plan is
not a problem.
Commissioner Rosenston said he prefers the entrance of the bank to
be on the east because it would minimize traffic conflicts.
V Mr. Mayes indicated that the entrance to the bank affects the floor
plan and it may need to be on the south side of the building. He
commented that the bank will be a full service facility including
loans, real estate closings, and a vault for customer use, so only
approximately 45 percent of the transactions at the bank will be
handled through the drive-thru facility. In his opinion traffic
circulation will not be a problem at the site.
Chairman Sheldon asked about the ATM location and commented that
visibility is needed for security.
Mr. Byrnes stated that there will be spotlights highlighting the
ATM at this facility.
Commissioner Braiman asked how many cars would be going through the
drive-thru and using the ATM.
Mr. Byrnes responded by noting that roughly 1700-2000 transactions
per month were conducted through the ATM but he was not sure how
many cars actually went through the ATM.
Commissioner Rosenston commented that Plan D is not as
aesthetically attractive as Plan A-1.
�.. Buffalo Grove Plan Comm.-Special Meeting-January 9, 1991-Page 4
Commissioner Braiman said he prefers Plan A-1 because of
aesthetics, and he asked if the building could have two entrances.
Mr. Mayes stated the FBI advised against more than one entrance,
`-� but there would be a second emergency exit.
Commissioner Braiman asked if the drive-thru could be reduced or
scaled' down.
Mr. Byrnes stated the proposed six lanes would reduce waiting time
during the bank's peak hours.
Chairman Sheldon inquired about the hours of operation for the
facility.
Mr. Byrnes replied that the hours of the drive-thru would be 7: 00
a.m. to 6:30 p.m. The normal banking hours would be 8 : 30 a.m. to
5: 00 p.m. and the drive-thru would also be operating from 7: 30 a.m.
to 12: 30 p.m. on Saturdays.
Commissioner Braiman asked if the turning radius would be adequate
for the drive-thru on Plan A-1.
Mr. Mayes said the turning radius would be adequate for vehicles
entering the drive-thru, and a lot of customer traffic would come
from the east by using the main entrance from Route 22 into the
shopping center.
Commissioner Braiman asked about the proposed landscaping plan.
Mr. Mayes said the Zale Group would be providing landscaping
adjacent to the bank as part of the approved landscaping plan for
Woodland Commons, but the bank is interested in adding some
landscaping in the set back areas along Buffalo Grove Road and
Route 22, and the bank will have landscaping around the building.
Chairman Sheldon asked if the drive-thru facility could be on the
east side of the bank.
Mr. Mayes said if the drive-thru was on the east there would be no
room for vehicle stacking.
Commissioner Rhodes indicated that Plan A-1 is acceptable.
Commissioner Krug asked if the dumpster location in Plan A-i has
access for service trucks.
Mr. Mayes said the dumpster would be wheeled out of the enclosure
to the waiting service trucks, although the area was wide enough to
allow access to the service trucks, if necessary.
Buffalo Grove Plan Comm. -Special Meeting-January 9, 1991-Page 5
Commissioner Krug asked if two or three handicapped spaces would be
provided on Plan A-1.
Mr. Mayes said that two spaces are required, but a third space will
be adjacent to the site in Woodland Commons.
Commissioner Braiman said it would be best to have a building
entrance on the south because the facade would be more attractive
and it would provide better access for customers.
Chairman Sheldon asked which plan has more green area.
Mr. Mayes replied Plan A-i has more green area because it includes
planting on three sides of the building and the landscape strip on
the north side of the site.
Commissioner Rosenston asked if the building could be flipped to
place the drive-thru on the east.
Commissioner Rubin said that alternative would not provide enough
stacking.
Chairman Sheldon requested a polling concerning the Commissioners'
site plan preferences. She asked each Commissioner to comment on
Plan D.
Commissioner Krug indicated a preference for Plan D, but
Commissioners Braiman, Charlette, Rhodes and Rosenston were not in
favor of Plan D. Commissioner Rubin abstained.
Chairman Sheldon said the polling indicates that Plan A-i is the
preference of the Plan Commission.
Commissioner Rhodes noted that Mr. Pfeil has indicated the
development does not require a public hearing, so the developer
should provide a landscaping plan, elevations of the proposed
building, and a drainage plan for the next workshop.
Mr. Pfeil recommended to the developer that the project engineer
attend the next workshop, and he indicated that comments from the
Police and Fire departments would be available for the workshop.
Chairman Sheldon requested that the Village traffic consultant
comment on Plan A-1.
Commissioner Braiman asked when the traffic signal on Route 22 at
the entrance to Woodland Commons would be in operation.
Joe Cohen of the Zale Group said the signal would be ready in
August, 1991.
�"' Buffalo Grove Plan Comm. -Special Meeting-January 9, 1991-Page 6
Commissioner . Braiman commented that although Plan A-i is the
preference of the Commission, he wants to look at some alternate
plans that would keep the drive-thru facility away from Route 22
and also have a good traffic circulation pattern.
Mr. Mayes stated that he would develop an alternate plan for the
Commission's review.
Ms. Nadelhoffer requested that the second workshop be scheduled as
soon as possible so that the bank could maintain its development
schedule.
TOWN CENTER PRELIMINARY PLAN CHANGE, PHASE II OF RETAIL AREA --
WORKSHOP #1
Marc Schwartz, the attorney representing Melvin Simon & Associates,
indicated his client was not able to attend the workshop because of
inclement weather, and he requested that the workshop be continued
to the next available agenda.
Chairman Sheldon asked Mr. Pfeil when this item could be
rescheduled.
Mr. Pfeil indicated that the item could probably be scheduled for
the January 23 , 1991 meeting.
*a.. CHAIRMAN'S REPORT
Chairman Sheldon requested that Mr. Pfeil distribute a copy of the
updated Chamber of Commerce Village map to each Commissioner.
FUTURE AGENDA SCHEDULE
Mr. Pfeil indicated that a public hearing for the Cherbourg
Townhomes concerning deck sizes, and a workshop for Condell Medical
Center's Immediate Care Facility are scheduled for the January 16,
1991 meeting.
PUBLIC COMMENTS AND QUESTIONS - None
STAFF REPORT
Commissioner Krug commented that a comprehensive traffic study for
the Lake Cook Road corridor as far east as the Northbrook area is
needed to coordinate and manage traffic in the area.
Buffalo Grove Plan Comm.-Special Meeting-January 9, 1991-Page 7
Commissioner Braiman said that the Commission needs to review the
proposed Lake Cook Road/Milwaukee Avenue overpass and right of way
requirements when the Chevy Chase Business Park East matter is
reviewed.
ADJOURNMENT
Moved by Commissioner Rhodes, seconded by Commissioner Braiman to
adjourn. The motion carried and Chairman Sheldon adjourned the
meeting at 9: 00 p.m.
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Fay Rubin, ecording Secretary
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APPROVED BY:
BARBARA SHELDON, Chairman
v
Buffalo Grove Plan Comm.-Special Meeting-January 9, 1991-Page 8