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1998-10-07 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION October 7, 1998 Illini Partners,proposed commercial development at the southeast corner of Aptakisic Road/Buffalo Grove Road, Annexation with zoning in the B-3 Planned Business Center District, approval of a Preliminary Plan and approval of a Walgreens store and commercial building Chairman Goldspiel called the hearing 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 to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Goldspiel Mr. Krug Mr. Howard Mr. Samuels Mr. Berman Mr. Trilling Mr. Ottenheimer Mr. Moons Commissioners absent: Mr. Viehman Also present: Mr. Scott Gendell,Ilini Partners Ltd. Mr. Timothy Stewart, Stewart/Nosky Architects,Ltd. Mr. Richard Vane,Groundwork, Ltd. Mr. William Raysa,Village Attorney Mr. Brian Rubin,Village Trustee Mr. Richard Kuenkler,Village Engineer Mr. Robert Pfeil,Village Planner Commissioner Krug stated he will not take part in these proceedings as he has a possible conflict of interest. Commissioner Krug stepped down and left the meeting. The following exhibits were presented by the petitioner at the public hearing: Buffalo Grove Plan Commission-Public Hearing-October 7, 1998-Page 1 Exhibit SI: Preliminary Plan dated as last revised September 1, 1998 by Stewart/Nosky Architects, Ltd. Exhibit L1: Landscape Plan dated September 1, 1998 by Jack Gabriel DiClementi Exhibit C l: Preliminary Engineering Plan dated as last revised September 4, 1998 by Groundwork,Ltd. Exhibit C2: Revised Detention Design Schematic Section dated October 7, 1998 Exhibit El: Building Elevations of proposed Walgreens store dated September 1, 1998 by Stewart/Nosky Architects, Ltd. Exhibit E2: Building Elevations of proposed 13,000 square foot commercial building dated September 1, 1998 by Stewart/Nosky Architects, Ltd. Exhibit GS1: Proposed ground signs dated September 1, 1998 by Stewart/Nosky Architects,Ltd. Exhibit ES 1: Proposed building signage dated September 1, 1998 by Stewart/Nosky Architects, Ltd. Mr. Scott Gendell of Ilini Partners stated the prior workshop had stressed the need for preliminary approval from the Lake County Department of Transportation prior to a formal hearing. He stated they have been working with the Lake County Department of Transportation over the last four months. Their preference is for a full access on Aptakisic Road or a shared drive with Commonwealth Edison. This preference is because they are trying to maintain an unbroken insurmountable median all along Buffalo Grove Road. Mr. Gendell stated they have indeed tried to come to some arrangement with Commonwealth Edison for a shared access on Aptakisic Road and to date have been firmly rejected on all counts. He noted they have revised their plans showing access on Aptakisic Road and have received preliminary approval from the Lake County Department of Transportation for same. Mr. Richard Vane of Groundwork, Ltd. stated the County felt the only effective right-in-right-out would be on Buffalo Grove Road and since there is already just a striped median on Aptakisic Road, it would be the logical place for the full access. As previously mentioned, attempts to work with Come Ed proved futile. Therefore, Lake County Department of Transportation has now agreed that this is the proper location for the entrances,based on the fact that Come Ed would not agree to any sharing. Mr. Vane stated portions of this site are located in the Aptakisic Creek floodway even though the creek was changed when Buffalo Grove Road was built with a culvert underneath the roadway as Buffalo Grove Plan Commission-Public Hearing-October 7, 1998-Page 2 well as a channelized ditch southeast of Buffalo Grove road. The 1992 study was resubmitted to FEMA. Both FEMA and Lake County Stormwater Management indicated they want the detention to be below the 100 year water surface elevation of the creek. What happens is that since they will no longer be going up from the existing grade and back down,there is more usable area in the detention basin to still accommodate detention needs plus provide compensatory storage from a point at the high water for detention and in between the 100 year water surface elevation. This new design will be resubmitted to FEMA and the Lake County Stormwater Management group has stated they feel everything proposed is within their `./ requirements. However,final grading and revised flood study must be submitted for fmal approval. He further noted that they were grading up previously on the original plan because the high water level in the basin was higher than the natural grades. Now that the plan is down at the natural grades, they no longer have to be up with storm sewers and other appurtenances that are along the east side and there is no longer a grading issue on that side. Mr. Vane stated they have received a letter from the Lake County Department of Transportation noting that the County will require 200 feet of stacking length for the left-turn lane for vehicles turning to southbound Buffalo Grove Road plus space for a left turn- lane for vehicles turning from Aptakisic Road into the proposed site. These stacking lanes will be dovetailed so that there is adequate taper and storage capacity for vehicles. Mr. Gendell pointed out that there is a left turn in the proposed driveway on Aptakisic Road as suggested by the Plan Commission. There are three lanes for the driveway on Aptakisic Road serving the site. Mr. Tim Stewart of Stewart/Nosky Architects stated that two buildings are proposed. One is a 15,120 square foot Walgreens and the other building is 13,000 square feet,designed for retail and service uses. The Walgreens building has a drive through pick-up window on the south side of the building with two lanes. One lane is for a window into the building and another is a pharmacy tube which is similar to a bank teller line. The refuse area is on the east side of the property in an enclosed structure. Mr. Stewart stated they are requesting a variance to reduce the setback area along the east side of the site to accommodate truck traffic and turning radii. The other variation on the 50 foot setback is requested for the 13,000 retail building. The setback at the rear of the building here is proposed at 14.7 feet. There are two refuse areas planned with one on the north portion of the building and another area is enclosed within the south portion of the building. Mr. Stewart stated they have agreed to limited signage for Walgreens. The south elevation of the building has been improved with design elements to avoid a monotonous appearance. He further discussed the building elevations for the retail building. The maximum height on the retail building is 23'4" at the tower elements and the typical building heights is 20'. Buffalo Grove Plan Commission-Public Hearing-October 7, 1998-Page 3 Mr. Stewart noted the original ground sign was much larger than the one agreed upon which is 12 feet off the ground together with additional landscaping and buffer elements around the lower portion. The other ground sign is at the Buffalo Grove Road entrance. Chairman Goldspiel asked for a description of the surrounding uses. Mr. Gendell stated the Commonwealth Edison substation is located on the east side of the property, to the south lies a residential district, on the north on the east side of Buffalo Grove Road is a farm and on the west side of the street is a park. Then there is a residential district kitty corner to this proposal. Commissioner Howard asked what the tenant use would be. Mr. Gendell stated they are currently in negotiations with a national coffee house chain,a national video store and a dry cleaner. Basically they are talking about service and soft good users for the retail building. The demand is strong for the site as this side of town is presently under served. Commissioner Samuels asked if the three proposed Walgreens in Buffalo Grove are corporate owned or franchised. Mr. Gendell stated all Walgreens stores are corporate owned. He further noted that what Walgreens considers and looks at as their market place is about 20,000 people. This store as some of their others will also draw from other areas outside of Buffalo Grove but still within a two mile radius. Commissioner Samuels commented that he disagrees with the County's decision for a full access on Aptakisic Road because it will force anyone coming north to the shopping center will then have to circle back by making two left turns to go south. In addition,the people taking up the left turn lane to get into the shopping center will block traffic that can no longer get into the lane to turn left at the intersection. Commissioner Samuels asked for a description of the lighting plan. Mr. Stewart stated the photometric plan was to and approved by the Appearance Commission. Basically,the parking poles are approximately 25 feet tall containing HID light fixtures which is a white light. There will be no spillage across the property line and maintain between 3 '/2-4 foot candles throughout the property. The signs will both be internally illuminated boxes and all the letters are also internally illuminated. Commissioner Samuels asked what the hours of operation would be for both the Walgreens and the retail building. Buffalo Grove Plan Commission-Public Hearing-October 7, 1998-Page 4 Mr. Gendell stated the hours of operation for Walgreens have not yet been determined. Within their network of stores they typically designate 12-20 stores out of 300 for 24 hour operation. However, those stores are typically on SRA's where traffic is continuous. Therefore, it is highly unlikely that this store would be part of that network. Commissioner Samuels asked if the signage lights would be on all night even this is not a 24- hour store. �./ Mr. Gendell stated typically the ground signs are on at night. As for the strip center,they can put a requirement that the signs be turned off at a certain hour. Commissioner Samuels asked if the parking circulation plan and fire hydrant location had been reviewed by the Fire Department. Mr. Stewart stated the final engineering plans had not yet been submitted. The circulation of the site plan has been submitted to the Village. He further noted they will locate fire hydrants together with the help of the Fire Department at the final engineering phase of work. Commissioner Moons asked for a review of the variation requests. Mr. Stewart stated they have requested a variation from the 50' setback for the 13,000 square foot building to a distance of 14.7' in order to better serve this site from both a circulation and parking standpoint. The double row of parking in front of this building will be better for the merchants. The landscape buffer goes from 12'to 5'to enable fire trucks and service trucks to have sufficient turning radii. Commissioner Moons noted this request is made because the adjacent property is Come Ed so no residential units will be built there. Mr. Stewart noted the adjacent property is zoned technically residential but it is a substation property that will not have houses. Commissioner Berman stated he agrees with Commissioner Samuels comments on the Aptakisic Road access and asked if there are any other Walgreens locations that have their back oriented to the major access point. Mr. Gendell stated this happens very frequently. Commissioner Berman asked for a description of the refuse area. Mr. Stewart stated the refuse area is on the east elevation and is actually a 6 %brick wall that shields the back doors of the project and the dumpster. Buffalo Grove Plan Commission-Public Hearing-October 7, 1998-Page 5 Mr. Gendell stated they have tried to be sensitive to the neighborhood aspects of this site and as such they have an internal baler inside Walgreens and there is no wet garbage. Everything is baled and then put in the containers on the day of pickup and then they are taken out for pickup. Commissioner Berman asked if the dumpster area would compromise site lines for people departing the drive through as well as the people coming in and heading toward the video store or coffee shop. Mr. Stewart stated they have done some site line studies and in addition there are some stop signs in the area designed to prevent any problems. Mr. Gendell stated this is a neighborhood shopping center. People are going to know that the parking is in front and as such the amount of traffic that swings behind the building will be reduced. Commissioner Berman stated he would like to make sure that people coming from the west who must come from behind the Walgreens store will not endanger anyone who is in the drive up. Mr. Gendell stated they have studied this issue sufficiently and that the design will work. Commissioner Trilling asked what the recommendation for this area was on the Comprehensive Plan. Mr. Pfeil stated the Comprehensive Plan indicates commercial development for this site. The Plan does not specify the type of commercial use. Commissioner Trilling asked if there is any other access point to the open land area to the east of this site other than a point off of Aptakisic where they would not use a shared access. Mr. Gendell stated there is a dirt road access to the Commonwealth Edison property currently which is just east of the proposed access point. Commissioner Trilling stated he would like to know whether there is an access point from any street to that site. Mr. Vane stated there is no other access. Commissioner Trilling asked if the triangular parcel on the north side of the street on the Didier land could be developed in the future. Mr. Vane stated the triangular parcel is too small for any kind of development,. Buffalo Grove Plan Commission-Public Hearing-October 7, 1998-Page 6 Commissioner Trilling stated he would have liked to have seen the refuse area depicted on the north elevation. Commissioner Trilling asked for further description of that area. Mr. Stewart stated the doors on the east elevation are trash compactor doors which come out. The trash compactor sits behind a 6 '/Z tall masonry wall. That wall does stick out on the south elevation. Commissioner Trilling asked if the north end of the refuse area is open. Mr. Stewart stated that area is gated. Commissioner Trilling stated it may be a good idea to construct a stop sign and stop bar for southbound traffic on the east side of the building at the drive through. Mr. Stewart stated it is an option they could entertain although they do not feel it is necessary. Commissioner Ottenheimer noted the uses planned for the retail area are high volume uses and asked how many of the 137 planned parking spaces will be used by employees. Mr. Gendell stated at peak working hours there would be approximately 20-25 spaces used by employees for all the uses including Walgreens. Commissioner Ottenheimer asked if there would be any restrictions on parking limits. Mr. Gendell noted that some of the uses have their peak times in the mornings. These would not conflict with some of the other potential uses in the center. Many people using the cleaner or coffee store would do so before Walgreens even opened. Commissioner Ottenheimer asked what hours the Walgreens would be open. Mr. Gendell stated those hours have not yet been specified, although it is unlikely this one would be a 24 hour store. Chairman Goldspiel asked about the intended use of the glass area in the upper portion at the front of the Walgreens building. Mr. Stewart stated the glass area is a see through enclosure through the wall for a mortar and pestle with the Walgreens logo designation. Chairman Goldspiel asked if there would be any temporary paper sale promotions on that area. Buffalo Grove Plan Commission-Public Hearing-October 7, 1998-Page 7 Mr. Stewart stated no. Chairman Goldspiel asked if the detention area would be permanently wet. Mr. Vane stated no. It will be a dry basin but it will be of wetland type of materials. He noted it will tend to be wetter longer in the year than a standard dry basin. He stated it will be at a level slightly above the creek so when there is low flows in the creek,it won't be wet. When the creek comes up,there will be water in it. Chairman Goldspiel asked how deep the water will be when the detention area is full. Mr. Vane stated the water would then be 4 '/2'to 5' deep approximately. Chairman Goldspiel asked if this would contain any safety shelves. Mr. Vane stated no. Chairman Goldspiel asked what the area south of the detention area will be like. Mr. Vane stated that area will continue to be a low lying grassy area. The creek can flood into portions of this area, but generally does not. Chairman Goldspiel asked where the current flood plain is and where it will be after the FEMA changes. Mr. Vane indicated the area showing the flood fringe and the flood way. When the site is developed the flood plain and the flood way will all be contained within the detention basin and the creek itself. Chairman Goldspiel asked if the Village Engineer had any comments. Mr. Kuenkler stated they have followed the application to FEMA and their various responses and are in agreement with the testimony. Chairman Goldspiel noted his concern with the internal traffic flow and stated he would like to make sure there is enough stacking internally so that cars trying to enter the project are not blocked by cars trying to exit the project,particularly at the Aptaldsic entrance. Mr. Vane stated they do have enough stacking space. Even if a car was foolish enough to block incoming traffic, they could still make the right turn and get around. He stated they have a length stacking area on the north/south configuration. Chairman Goldspiel stated he is also concerned with traffic conflict at the southeast corner of the Buffalo Grove Plan Commission-Public Hearing-October 7, 1998-Page 8 Walgreens building with anyone coming out of the drive through. Mr. Vane pointed out the angle design which allows for stopped cars to have a view of traffic. Mr. Stewart stated people coming east will come right in front of the drive through area. He further noted the drive up window is a low volume drive through with small numbers of cars. Commissioner Trilling asked if the 27 foot aisle width is sufficient on the west side of the `./ shopping center. Mr. Kuenkler stated the ordinance requirement is 26 feet and therefore both other lanes exceed that width. Mr. Stewart stated the difference is because Walgreens prefers wider maneuvering room. Commissioner Samuels noted the Lake County Department of Transportation is requiring the removal of the pork chop divider at the right in,right out driveway at Buffalo Grove Road. Chairman Goldspiel asked if everyone had received a copy of a fax from a resident. Mr. Raysa asked if the petitioner had a copy of said fax. Mr. Gendell stated they did. Jeff Taub, 1462 Rolling Hills Ct., stated his concerns are as follows: 1. Having another strip center with stores which replicate those within one mile of the proposed project seems unnecessary. 2. Were there other bids for this parcel before the opportunity to bring in retail businesses was presented. 3. Many people use the sidewalk and this may become a safety issue with the influx of more traffic. Chairman Goldspiel stated that whoever owns a piece of property can come in and make a proposal for development. He noted there was another business use approved on the northeast portion of the parcel but it did not happen. Mr. Taub concluded by noting he does not feel this area can support this type of project. Randy Kiuger, 1464 Rolling Hills Ct., stated he has many of the same concerns as Mr. Taub. The key issue is traffic congestion. He noted that making any kind of turn is a disaster at the Buffalo Grove Plan Commission-Public Hearing-October 7, 1998-Page 9 intersection. He further noted that there will be new movie theaters at Milwaukee Avenue and Aptakisic Road which will add a tremendous amount of traffic to this intersection. Further,he asked if there any plans for landscaping on the southeast side of the parcel to mitigate the major hit the residents in that area will receive. Mr. Kuenkler stated there are no further improvements planned for the intersection of Buffalo Grove Road and Aptakisic Road. He stated a signal is warranted at Buffalo Grove Road and Thompson and there is some planning in that regard. Mr. Gendell stated they do feel it is appropriate to beef up the landscaping on the south side of the property. He stated he has proposed planting of substantial evergreens from the building line to the property line on the north side of the pond. He further noted that this kind of use as opposed to an office use does spread out the traffic throughout the day. An office building would bring a concentration of traffic at both peak rush hour periods. Mr. Raysa noted there are a couple of variations involved and there should be some testimony as to those. He also noted there is a white square on the south side that needs to have some testimony. Mr. Vane noted the white square was land acquired by the Village to construct the culvert underneath Buffalo Grove Road and it is therefore no longer part of the property. Mr. Raysa asked about the dedication to the Village on the west side of the subject property. Mr. Vane stated there will be a dedication so that there will be at least a 60 foot right-of-way on the east side of Buffalo Grove Road and it is widening to 66 feet at the intersection to provide additional room for landscaping. Chairman Goldspiel noted the Commission did talk about the buffer yard and the setback. Commissioner Samuels noted testimony was given relative to the double lane of parking which resulted in the variation request. Mr. Vane noted the variation request for the east setbacks is because although it is classified as a residential district, it is really Commonwealth Edison use and it would be very unlikely to be developed residentially. Mr. Raysa noted the Village is to obtain ownership of the lot south of the creek as represented on Exhibit S 1. Commissioner Trilling asked where snow would be moved to. Mr. Stewart stated snow would be placed on the green areas on the north and south sides of the Buffalo Grove Plan Commission-Public Hearing-October 7, 1998-Page 10 parcel. There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 9:10 p.m. Respectfully submitted, Fay ubi Re ording Secretary APPROVED B)6: iV / Q, STE1HEN GOLDSPIEL Chairman Buffalo Grove Plan Commission-Public Hearing-October 7, 1998-Page 11 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION October 7, 1998 Illini Partners, proposed commercial development at the southeast corner of Aptakisic Road/Buffalo Grove Road, Annexation with zoning in the B-3 Planned Business Center District, approval of a Preliminary Plan and approval of a Walgreens store and commercial building Bikeway/Pedestrian Overpass,IL Route 83 at Farrington Drive/ Busch Grove Community Park—Workshop Buffalo Grove Town Center,Phase I area of shopping center, proposed Burger King restaurant,Amendment of a Planned Unit Development(P.U.D.),approval of a Preliminary Plan and approval of a Special Use for a restaurant with a drive- through service window—Workshop#1 Chairman Goldspiel called the meeting to order at 9:10 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. Trilling Mr. Ottenheimer Mr. Moons(left the meeting at 11:00 p.m.) Commissioners absent: Mr. Viehman Also present: Mr. Scott Gendell,Illini Partners Mr. Timothy Stewart, Stewart/Nosky Architects, Ltd. Mr. Richard Vane,Groundwork, Ltd. Mr. Marc Schwartz,Marc K. Schwartz&Associates Mr. Thomas V. Scesniak, Thomas V. Scesniak Associates Mr. William Balling,Village Manager Mr. Gregory Boysen, Mr. William Raysa,Village Attorney Buffalo Grove Plan Commission-Regular Meeting-October 7, 1998-Page 1 Mr. Brian Rubin, Village Trustee Mr. Richard Kuenkler,Village Engineer Mr. Robert Pfeil,Village Planner APPROVAL OF MINUTES Moved by Commissioner Krug, seconded by Commissioner Howard to approve the minutes of the public hearing and regular meeting or August 19, 1998. Commissioner Trilling noted a typographical error on page 3 of the public hearing. All Commissioners were in favor of the motion as amended and the motion passed unanimously with Commissioner Moons abstaining. Moved by Commissioner Samuels,seconded by Commissioner Ottenheimer to approve the public hearing and regular meeting of September 16, 1998. Chairman Goldspiel noted on page 4 of the regular meeting that it was not the train station dedication but rather the dedication of the locomotive. He further noted on the same page that it was not a reversal in funding but a reversal in funding for double tracking of the Wisconsin Central. All Commissioners were in favor of the motion as amended and the motion passed unanimously with Commissioner Krug abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Krug stated he attended the Village Board meeting on September 28, 1998 where the Village Manager gave his report for the proposed Municipal Facilities use agreement with Metracom, a wireless data communication company. Metracom is a personal wireless service provider. They are interested in installing 96 shoe box size transceivers on existing Village structures in public right-of-ways. They pro ose to pay the Village$60.00 per light pole per year. It was stated they already have an agreement with Commonwealth Edison and can install them on utility poles and other Come Ed structures. Commissioner Krug further noted the Walsh property public hearing was completed and the property was annexed under Ordinance 98-60 including zoning variations. Commissioner Krug also noted the following referrals to the Plan Commission: 1. Special Use in the B-4 District at Milwaukee Avenue and Estonian Lane. This property was annexed and zoned in 1987. The petitioner wants special use for a monopole tower with a variation for a tower height of 199 feet. 2. The proposed Burger King at Town Center 3. Veterinary Imaging Professionals have petitioned for a special use and a zoning ordinance text amendment to allow an animal hospital in an Industrial District. This would not be an animal hospital,just a diagnostic imaging clinic. This is referred to the Plan Commission for a public hearing without a workshop. Buffalo Grove Plan Commission-Regular Meeting-October 7, 1998-Page 2 Commissioner Krug stated he also attended the Zoning Ordinance review sub-committee meeting wherein the discussion centered on the legal aspects of changing the zoning ordinance to a single district as well as the problems associated with a change in tenants within a retail center as far as parking problems. Commissioner Howard attended the Village Board meeting on October 5, 1998 and stated the following: 1. Referral to the Plan Commission of the Veterinary Radiation Oncology Service at 1310 Busch Parkway. 2. Referral of a special use for a 2-story office building at 1300 Arlington Heights Road adjacent to LaSalle Bank. 3. Ordinance 98-67 approving the special use in the Industrial District preliminary plan for the Long Grove Confectionery was passed. 4. Ordinance 98-68 amending the Buffalo Grove Zoning Ordinance allowing a restaurant drive through facility for window service in the B-5 Town Center District was approved. Commissioner Howard stated there was also a discussion on Come Ed's problems on the south side of the Village in the Chatham Drive area. ILLINI PARTNERS. PROPOSED COMMERCIAL DEVELOPMENT AT THE SOUTHEAST CORNER OF APTAKISIC ROAD/BUFFALO GROVE ROAD.ANNEXATION WITH ZONING IN THE B-3 PLANNED BUSINESS CENTER DISTRICT.APPROVAL OF A PRELIMINARY PLAN AND APPROVAL OF A SPECIAL USE FOR A DRIVE-THROUGH PHARMACY WINDOW FOR DEVELOPMENT OF A WALGREENS STORE AND COMMERCIAL BUILDING Commissioner Krug stated he would not take part in the proceedings due to the fact that he may have a conflict of interest. Commissioner Krug stepped down and left this portion of the meeting Moved by Commissioner Samuels, seconded by Commissioner Ottenheimer to recommend approval to the Village Board of the petition for approval of annexation with zoning in the B-3 Planned Business Center District for Parcel 1, annexation with zoning in the Residential Estate District for Parcel 4, rezoning from the Residential Estate District to the B-3 Planned Business Center District for Parcel 2, amendment of a Planned Unit Development(P.U.D.) and approval of a Preliminary Plan and Special Use for a drive-through facility for a pharmacy in the B-3 District for Parcels 1, 2 and 3 with the following variations: ZONING ORDINANCE -Section 17.16.060 (to allow a B-3 zoning area of approximately 4.5 acres instead of 5 acres); Section 17.44.040.D.3. (To allow a building setback of 14.7 feet instead of 50 feet from the east property Buffalo Grove Plan Commission-Regular Meeting-October 7, 1998-Page 3 line adjoining a residentially zoned parcel); and Section 17.44.040.D.5.a. (To allow a buffer yard of 5 feet along one segment of the east property line and 10.65 feet along another segment of the east property line as depicted on the Preliminary Plan instead of 12 feet adjoining a residentially zoned parcel) so that the petitioner may construct a proposed Walgreens store of 15,120 square feet and a commercial building of 13,000 square feet,pursuant to the testimony given at the public hearing and exhibits presented and subject to: 1. Compliance with the Lake County Department of Transportation requirements concerning access 2. Additional evergreen landscaping to screen the south portion of the development from the adjacent residences 3. Completion of the amendment to the FEMA map to permit the development Commissioner Ottenheimer stated he was disappointed that there was no traffic consultant who could have addressed some of the comments on the various traffic issues. However,he believes this is a part of the Village that is underserved and the proposed use is appropriate. He stated he still has some concerns about internal traffic flow but he will support the venture. Commissioner Samuels stated he will support the project. He stated this is an example of the type of project that has benefited from the workshop experience. He stated the variances from the zoning ordinances are appropriate here in creating the double row of parking in front of the retail center. He also feels this is an appropriate place for a business district and this is a high quality development with national tenants and is definitely appropriate for the site. Commissioner Trilling stated he has some serious reservations regarding the viability of the project, albeit a plan has been achieved that works for the site given its constraints. However, marketability of this Walgreens so close to the one being built on Lake Cook and Buffalo Grove Roads and other opportunities for similar services makes this use questionable. Therefore,he will support the motion from a land use standpoint. Commissioner Samuels stated he feels that the Lake County Department of Transportation requirements concerning access control will aggravate the congested left turn situation for westbound vehicles on Aptakisic Road turning to southbound Buffalo Grove Road. He said that he does not think the access plan required by the County is the best design for this site, and he hopes that the project will still be economically viable even with the constrained access. Commissioner Berman stated that commercial development is appropriate for this site. The Walgreens is an appropriate use for this parcel but the difficulty caused by the constraints on access and the way the site is layed out, causes concern that there is just too much development proposed by the current plan. The internal traffic flow on the site does not work and there are serious conflicts on the southeast corner of the Walgreens building and there is a potential for Buffalo Grove Plan Commission-Regular Meeting-October 7, 1998-Page 4 serious problems with people exiting on Aptakisic Road. Therefore,he will not support the motion. Chairman Goldspiel called for vote on the motion and the vote was as follows: AYES: Howard, Samuels, Trilling, Ottenheimer, Moons, Goldspiel NAYES: Berman ABSENT: Viehman ABSTAIN: Krug The motion passed 6 to 1. BIKEWAY/PEDESTRIAN OVERPASS. IL ROUTE 83 AT FARRINGTON DRIVE/BUSCH GROVE COMMUNITY PARK--WORKSHOP Mr. William Balling,Village Manager stated he has been asked by the Village Board to present the proposed plan for the Route 83 bikepath overpass at Farrington Drive to the Plan Commission for review and comment. This project includes the Village of Buffalo Grove,the Buffalo Grove Park District,the Rotary of Buffalo Grove and the State of Illinois. He noted the Rotary Club has made a substantial commitment to bikepath beautification and expansion throughout the community and has received commitments of over$500,000 in future bikepaths and beautification efforts along the bike trail system,not including this project. Mr. Balling noted that in 1977 the Village began planning for the connection of the two largest parks in the Village with a bike trail system. That entails utilization of the unused Farrington Drive right-of-way which has been dedicated to the public for public access use since 1973. The momentum for funding of this project was generated through the Rotary Club in conversations with Verna Clayton, the State Representative. Representative Clayton expressed an interest in obtaining funding for a transportation and safety related project for Buffalo Grove. Preliminary design concepts were presented to the legislature through Representative Clayton for an overpass system that would provide a safe access across Illinois Route 83 connecting Willow Stream Park and Busch Grove Community Park. In Spring 1998 Representative Clayton was successful in obtaining a State grant of$450,000 for the construction of the Route 83 bikeway overpass in Buffalo Grove. The grant requires a local match requirement that will be shared by the Buffalo Grove Park District, Rotary Club and Village of Buffalo. Mr. Balling stated the one the project objectives is to provide enhanced safety and access to the two parks. The overpass will be primarily on public right-of-way, and therefor is not regulated by zoning setbacks, but is required to be properly permitted and compliant with applicable design parameters and civil engineering standards. The overpass would be the fourth grade-separated bikeway/pedestrian path in the Village. Two of the existing facilities are underpass subways and the newest facility is the overpass on Lake Cook Road east of Milwaukee Avenue linking Lake and Cook County forest preserve trails along the Des Plaines River. He noted that the Milwaukee Buffalo Grove Plan Commission-Regular Meeting-October 7, 1998-Page 5 Avenue overpass serves as a design model for the proposed project. Mr. Balling stated the question of alignment of this bridge system has been studied and there is a design constraint related to the limits of the available public right-of-way. He stated the facility has been shifted northward as far as possible in the Farrington Drive right-of-way. The ramping can't be moved any farther north because of the location of a stormwater detention facility. He noted that Mr. Boysen has looked at the option of modifying the stormwater facility, and the projected cost would make it economically unfeasible,adding about$200,000 to the cost of the project. Mr. Balling stated the ramps for the overpass are a combination of earthen berm and retaining wall and the bridge itself is a reinforced steel structure with safety fencing on the top and sides and with a concrete base, all of which meet the state permit requirements for the project. The retaining wall has been extended so that a somewhat more favorable alignment has been achieved away from the homes to the south. He noted they have also been able to improve on the deceleration ramp on the west side of the overpass to make sure a safe connection to the existing sidewalk system on Farrington Drive near the intersection with Crown Point Drive. He said that the ramping is designed to meet ADA accessibility standards. It is preliminarily designed with a 5% grade which is consistent with those standards and suitable bike trail designs. Mr. Balling stated the estimated cost of the project is approximately $600,000. Because this is a unique categorical grant, it is a project that must be built and completed by the end of the fiscal year which is June, 1999. He stated that the project is scheduled to be presented to the Village Board on October 19, and the packet for the Board to consider will include the comments and recommendations of the Plan Commission. Mr. Balling reviewed a photo of illustrating the design of the proposed overpass,noting the state requires a solid cement base. The piers themselves will more of a solid combination in a textured material in order to provide a higher quality look. The stone texture will add character to the ramping and bridge. Commissioner Berman asked why the berm for the support system was chosen versus stand alone pillars. Mr. Balling stated it was primarily cost driven but it also is a function of the grades needed. If a design other than the proposed ramping was used,the facility would need to be higher in order to maintain the five percent grade,this would require more land area than is available in the existing right-of-way. Mr. Boysen noted there are some alternate designs for the ramping that are possible,but these methods would add significantly to the cost of the project. Commissioner Krug asked why this connection could not be constructed underground. Buffalo Grove Plan Commission-Regular Meeting-October 7, 1998-Page 6 Mr. Balling stated the facility will connect two large active-use parks,and it will be used by a large number of children, There are safety concerns with a long subway tunnel that is not supervised or gated off at night. A subway structure at this location would also be a very costly jbecause of the soil conditions in the area. Commissioner Krug asked if the ramps could be disguised with a large berm and landscaping for the five houses on the south side which will be impacted by this project. �-/ Mr. Balling stated the ramp will be a partial wall and partial berm. Mr. Boysen noted there is a 3:1 green area slope so that the maximum amount of berming has been incorporated into the plan but it does leave a majority of the vertical distance at the higher points as the natural stone feature retaining wall. Commissioner Krug asked what is the highest and lowest point from the residential lots. Mr. Balling stated they need at least a 17 foot clearance at the top for the State. This will be refined once it is designed and presented to the State. He explained that the two residences on the east end of this segment of Harris Drive adjacent to the facility will be adjacent to the portion of the berm and wall that will be approximately 15 to 17 feet in height. The other residences to the west would be adjacent to the area of the berm that will be approximately 10 to 12 feet in height. The ramp will be at ground level adjacent to the westerly residences closest to Crown Point Drive. He noted that the tapering and combination of materials will soften the appearance of the berm and wall adjacent to the residences. It will not be a stark wall;there will be a fair amount of green space planted in grass or other plant materials. Commissioner Krug asked how much of the masonry wall would be above the grass. Mr. Boysen reviewed the elevation views of the project. Commissioner Krug suggested putting something like ivy on the wall to soften the appearance. Mr. Balling noted the ivy could be a long term option but stated the color and material selection on the head of the bridge will be visually attractive. He noted that the right-of-way is a constrained area, and the existing 5-foot sidewalk on the Farrington right-of-way also limits how much area is available for planting materials other than grass. Utility locations are present another conflict that must be dealt with in terms of planting. Commissioner Samuels asked how far the fencing will extend past the bridge span itself. Mr. Balling stated it will probably be most of the way on the ramp. The fencing itself will stop at the end of the bridge and a railing will continue with the retaining wall. Buffalo Grove Plan Commission-Regular Meeting-October 7, 1998-Page 7 Mr. Boysen stated there is no retaining wall by the first lot on the west. Within the second lot is were the retaining wall begins at a zero height and the railing would come to the end of the retaining wall. Commissioner Samuels asked if this bridge will interface directly with the pavement for the bikepath on the east side of Route 83. Mr. Balling stated yes. Commissioner Samuels asked if there is the capability of having a stairway access closer to the road itself for pedestrians. Mr. Balling stated they have not investigated anything like that for the design. He noted it possibly could be permitted, although he does not know if that is a practical solution as steps are being eliminated on almost all public land. Commissioner Samuels noted that if the design could be made to possibly accommodate such as system in the future, it should be done. Commissioner Samuels asked about lighting on the structure. Mr. Balling stated there will not be any lighting on the structure. He noted there is some indirect lighting on Route 83 to serve the structure. Commissioner Samuels asked if this project will have any impact on or conflict for the parking for the park. Mr. Balling stated the closest facility is the golf center and this design does not conflict with that layout. Commissioner Trilling asked if there would be any motor vehicles allowed on the bridge. Mr. Balling stated no motor vehicles would be allowed. Obviously,there is a safety factor designed into all of these bridges which will accommodate motor vehicles but none will be allowed or permitted. Commissioner Trilling asked if this project could be used for tobogganing or sledding. Mr. Balling stated it will have an asphalt surface on the ramp which will likely melt first. It is possible but not likely that it will be used for that activity. Commissioner Trilling asked how high above the ramp surface does the retaining wall rise at the threshold of the bridge. Buffalo Grove Plan Commission-Regular Meeting-October 7, 1998-Page 8 Mr. Boysen stated it is basically flush. Commissioner Trilling asked if this would in any way obstruct any of the signalization that occurs anywhere else. Mr. Balling stated one of the issues the State will review before they sign off on this project is the vertical height of the bridge and the southbound lanes looking toward Buffalo Grove Road. This is one of the issues mentioned by the State review agencies. This question cannot be definitely answered until design drawings are presented to the State. That is why it may be slightly higher than 17 feet based on permit requirements. Commissioner Moons noted this seems to be a very large structure in the middle of the Village. He asked if there is any way to create less of a span structure. Mr. Balling stated the length of the bridge will be the minimum required and the superstructure will be further distant from the homes. He noted it would not be a good idea to go below the 12 foot rail to rail width because that does give a two plus walking path structure and 8 feet would be noticeably narrower on a 100 foot span,creating insufficient room. However,the split materials,the sod and the textured concrete will add character that will mitigate the look of this project. The ideal application is 3 feet into a forest but that is not feasible here. Commissioner Ottenheimer asked if the metal structure will have to be maintained by painting from time to time. Mr. Boysen stated the bridge will be a type of metal that weathers naturally and does not require painting. Mr. Balling stated they have already negotiated a joint maintenance agreement with the Park District to share in the cost so that the Village will not be burdened with the entire cost of maintenance on the structure itself. Chairman Goldspiel noted his concern that the majority of the pedestrian and bike traffic will be directed to the north side of Farrington rather than the south side as the majority of this traffic will be going to Willow Stream Park. Mr. Balling stated the original design showed the bike path coming down on the south side but it comes down very close to Crown Point. This caused concern for someone going to fast ending up on the street. The revised design allows for safe passage in case a bike is out of control. Chairman Goldspiel asked how much wall will stick up over the berm as you go along the berm. Mr. Balling stated the first lot is not impacted at all by the wall. The second lot would have about 60%of its lot impacted by the start of the wall which starts at zero feet. The fourth lot is Buffalo Grove Plan Commission-Regular Meeting-October 7, 1998-Page 9 probably looking at more wall than grass. Many of these properties already have fences which will also impact how much of the grass they see. Commissioner Howard asked if the berm put in by Insignia Homes will be taken away. Mr. Balling stated the berm actually stays under this plan. Commissioner Howard asked if the cluster of trees at that point will have to go. Mr. Balling stated those will probably not be removed. Michael Polzin, 619 Harris Drive,noted the wall will have quite an affect on his home which is the fourth lot. He asked if it would be possible to put in some trees and landscaping to cover or minimize the effects of that solid wall for the lots to be affected. There is also a privacy issue of many people now looking down into the homes and yards of the homes adjacent to the wall. He further noted he does not see a need long term for stairs up to the bridge. Commissioner Samuels noted the path exits on the opposite side of the park and it is not just to take people from the Willow Stream Park to the other park, but for people who are using the walking path system also. , Mr. Polzin suggested signalization as an alternative to the overpass project. Mr. Balling stated that traffic volume warrants would have to be met to obtain a signal on a state highway, and the warrants would not be sufficient at this location to permit a signal. John Grigas, 621 Harris Drive, stated he never sees very many bikes going by this area and feels that this project is just a waste of time and money. He noted this used to be a nice quiet area when it was originally built and now has become noisy and crowded with a lot of new development, both residential and traffic. He stated he believes this project will just be spoiling the natural beauty of the area. He suggested using the money on something else to help people in the area. As no one else asked for the opportunity to comment, Chairman Goldspiel asked the Commission to consider a motion for recommendation to the Village Board. Moved by Commissioner Samuels,seconded by Commissioner Ottenheimer,that the Plan Commission recommend that the Village Board proceed with design and implementation of the Route 83 Bikeway Overpass and within budgetary constraints, all reasonable efforts be made to provide as much landscape material as possible and to consider natural materials to soften the impact of construction materials for the berm and retaining wall of the proposed Route 83 overpass. If it is not possible to complete the landscaping in the initial construction due to budget constraints,then consideration should be given to a commitment to provide additional Buffalo Grove Plan Commission-Regular Meeting-October 7, 1998-Page 10 landscaping when funds are available. believes this is a wonderful asset to the bikepath system which Commissioner Howard stated she y she believes will be used extensively once it is completed. Chairman Goldspiel noted that in general bikeway/pedestrian overpasses are not used because people tend to prefer crossing streets at the ground level. For this reason,he does not see much advantage to putting steps in along the Route 83 right-of-way. However,the design of this project with its gentle ramp slope and the fact that it does not require users to go out of their way to access the overpass will mean that a lot of people will use it as a safe and convenient way to cross Route 83 and access various park facilities as well as other segments of the bikepath system. The overpass will be a very important link in the Village's open space and bikeway system. As the parks and paths are developed,this will become a highly used link. He also noted it is important to do as much landscaping as possible to avoid a stark appearance for the berm and retaining wall. Commissioner Krug asked if skateboards and in line skates will be allowed on this bridge. Mr. Balling stated yes. He noted that the bridge is an asphalt surface which lends itself to this kind of use. Commissioner Berman stated this is an opportunity for government to be proactive by eliminating a danger for bicyclists and pedestrians before a serious accident happens. He said it would be ill-advised for the Village to turn away this opportunity, and he noted that most of the funding is from the State rather than local sources.The aesthetic aspects of the project can be enhanced both initially and in the future, and the Village would be remiss if it doesn't take this opportunity to create a safety and useful facility for the community. Commissioner Samuels stated his agreement with Commissioner Berman's comments. He stated it is fortuitous that the Village is able to do this at a stage when the parks are not fully developed and the traffic is not yet fully developed either. Once the health club is completed in Busch Grove Park,there will be people jogging on a regular basis throughout the park and lots of children present. Chairman Goldspiel noted there would be less problems with shadowing because of the predominantly east/west orientation of the bridge. Chairman Goldspiel called for a vote on the motion and the vote was follows: AYES: Krug, Howard, Samuels, Berman,Trilling, Ottenheimer, Moons, Goldspiel NAYES: None ABSTAIN: None ABSENT: Viehman Buffalo Grove Plan Commission-Regular Meeting-October 7, 1998-Page 11 The motion passed 8 to 0. BUFFALO GROVE TOWN CENTER. PHASE I AREA OF SHOPPING CENTER, PROPOSED BURGER KING RESTAURANT.AMENDMENT OF A PLANNED UNIT DEVELOPMENT(P.U.D.).APPROVAL OF A PRELIMINARY PLAN AND APPROVAL OF A SPECIAL USE FOR A RESTAURANT WITH A DRIVE-THROUGH SERVICE WINDOW -- WORKSHOP #1 Mr. Marc Schwartz stated the proposal is for the construction and development of a Burger King drive through facility in the Town Center. The Village Board has passed an amendment to the existing B-5 ordinance to allow for the use of a drive through in the B-5 Town Center District. Mr. Thomas Scesniak stated the site plan for the Burger King proposes the drive-through along and parallel to Route 83. Access to the drive-through will be provided along a retaining wall to be built in the existing stormwater pond at the south end of the shopping center. Comments from staff relative to an overall parking deficiency for the shopping center appears to be due to the use a ratio of 1 space per 3 seats for the theaters as opposed to the ratio of 1 space per 2.5 seats as cited by the staff. Mr. Scesniak noted there had been comments relative to turning the Burger King building around so that the drive-through window would be on the west side. This alternative would create havoc on the internal traffic flow of the shopping center with motorists moving in and out of the drive- through lane. He further noted they have included 10 stacking spaces for the drive-through, realizing that the parking in driveway areas are all common easement areas which would allow for that type of facility. He stated that the only way to achieve a by-pass lane for the drive- through is to push the plan west to provide more room on the east side of the building for the by- pass lane. Mr. Scesniak stated the retaining wall will extend about 1.5 feet above the parking lot adjacent to the south access aisle, and there will be a fence on top of the wall to protect against vehicles or pedestrians falling over the wall. The parking spaces north of the aisle adjacent to the retaining wall would be used by employees in order to minimize traffic conflicts of vehicles backing out of spaces into the through traffic aisle. Commissioner Berman asked if any thought had been given to rotating the building 90 degrees which might allow enough space along the south side to run the drive through and a by-pass lane. This would alleviate the trustees' concern about running a by-pass lane along Route 83. Mr. Scesniak stated if the building is rotated that way there would be no room for stacking for the drive-through traffic. Chairman Goldspiel asked about the physical features and changes to the area. Buffalo Grove Plan Commission-Regular Meeting-October 7, 1998-Page 12 Mr. Scesniak stated they will be constructing a retaining wall while still maintaining the capacity of the stormwater area. The additional paved area would provide space for the south access aisle serving the drive-through stacking lane. Chairman Goldspiel asked if this would then reduce the green space further by going into the landscaped area. Mr. Scesniak stated that is correct. Chairman Goldspiel that would not be a good solution. He asked how this property will be subdivided from the Town Center. Mr. Scesniak stated the agreement with Simon Development is that the property that would be sold is basically the footprint of the building to the curb line that defines the parking areas. Chairman Goldspiel asked if maintenance agreements would be similar as those for the Eagle food store. Mr. Schwartz stated they would be virtually identical. He stated there would be a fee ownership in the petitioner in a boundary which would extend not far from the actual building footprint and maintenance agreements virtually identical to those with the other owners within Town Center. Chairman Goldspiel asked what the issue or problem is with the parking spaces. Mr. Pfeil stated the 1995 re-plan for the theaters involved both the north and south phases of the shopping center. The parking standard that was used for the theaters was 1 space per 2.5 seats. There was a parking demand analysis done in the 1995 review by the Village Board and the consultant used a ratio of 1 space per 3 seats for analytical purposes and basically concluded that the entire center would work fine even with the theater use because of the mixed uses and different peak parking demands of various uses. He noted that the plan approved in 1995 provided the required parking based on the proposed uses. He commented that the re-plan in 1997 for the Eagle store at the north end of phase 2 eliminated some parking spaces that were shown on the 1995 plan. Mr. Pfeil stated he does not think the parking deficiency is a problem based on the current and proposed uses, but an updated parking demand analysis by Simon DeBartolo could address the issue of how the tenant mix is working,how the theater seats are being utilized and the affect of some of the new office uses. He noted there is probably adequate parking,even assuming full tenancy, but Simon DeBartolo needs to refresh the parking demand analysis. In addition, a variation is will need to be requested if the center cannot provide the parking required by the Zoning Ordinance. Chairman Goldspiel asked if the Burger King site is one of the outlots on the original plan. Buffalo Grove Plan Commission-Regular Meeting-October 7, 1998-Page 13 Mr. Pfeil stated there were always outlots shown on various approved plans. The theater plan in 1995 actually removed one of the outlots, however,this outlot was kept. Mr. Schwartz stated Simon DeBartolo has committed to preparing the type of parking analysis noted by Mr. Pfeil. Commissioner Krug noted the plan shows an existing water main which would run under the proposed building. Mr. Scesniak noted that water main will be relocated. Commissioner Samuels asked how many more spaces would be lost if the whole building were moved to the northwest to accommodate a by-pass lane and sufficient stacking. Mr. Scesniak stated about six spaces would be lost. Commissioner Samuels stated he feels the most pressing problem is stacking followed by a by- pass lane. However,he would like to have both issues addressed. He noted parking does not appear to be a problem at all. Chairman Goldspiel stated that stacking will be a major problem and will be required here. He also asked if this Burger King will have any kind of play area. Mr. Scesniak stated no. Commissioner Samuels noted the other Burger Kings in Buffalo Grove area have terrible circulation. Commissioner Berman asked if there will be enough aisle width along the retaining wall area earmarked for employee parking so that if there is stacking along the seawall, you can access those parking spaces. Mr. Scesniak stated yes. Chairman Goldspiel summarized the issues needing clarification for the next meeting as follows: 1. New parking study as well as comments on the shared parking arrangements 2. Redesigning and relocation of some parking and access aisles 3. Ensure that adequate green space is maintained 4. Aesthetically pleasing fence by the retaining wall for the stormwater facility Buffalo Grove Plan Commission-Regular Meeting-October 7, 1998-Page 14 5. Providing adequate stacking and a by-pass lane for the drive-through Mr. Scesniak stated they have made the commitment to use street type vans only for deliveries, so large tractor trailers are not contemplated for making deliveries to the proposed Burger King. Chairman Goldspiel noted refuse and management of the dumpster area is usually a big issue with a fast food restaurant. Mr. Scesniak stated there is a 6 foot high enclosed masonry trash enclosure provided with a double gate. It will also have a hose attachment which can be used to rinse the area down. CHAIRMAN'S REPORT-None FUTURE AGENDA SCHEDULE Mr. Pfeil stated there will be a meeting on October 21, 1998 which will have several public hearings, all related to animal uses in the Industrial District. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT-None NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Berman, seconded by Commissioner Krug and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 11:45 p.m. Res ly submi d, Fay ubin ecdrding Secretary APPROVED BY: E HEN GOL SPI , Ch ' an Buffalo Grove Plan Commission-Regular Meeting-October 7, 1998-Page 15