1998-07-15 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
July 15, 1998
Congregation Beth Am
225 McHenry Road
(Crate and Barrel building)
Special Use and Amendment of a Planned Unit Development(P.U.D.)
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
Ms. Howard
Mr. Samuels
Mr. Berman
Mr. Trilling
Mr. Moons
Mr. Viehman
Commissioners absent: Mr. Ottenheimer
Also present: Mr.Nevin Hedlund,Nevin Hedlund Architects, Inc.
Mr. Marc Schwartz,Marc K. Schwartz&Associates
Mr. Michael Werthmann,Kenig, Lindgren, O'Hara, Aboona, Inc.
Ms. Marianne Shure,President, Beth Am
Mr. Richard Kushner,Beth Am
Rabbi Mark Belgrad,Beth Am
Cantor Arnold Schultz,Beth Am
Commissioner Trilling stated that he would not participate in the hearing or recommendation
concerning the petition.
The following exhibits were presented by the petitioner at the public hearing:
Exhibit 1: Site Plan- Existing conditions dated July 1, 1998 by Nevin Hedlund Architects
Buffalo Grove Plan Commission-Public Hearing-July 15, 1998-Page 1
Exhibit 2: Preliminary Plan(Proposed Site Plan)dated July 1, 1998 by Nevin Hedlund
Architects
Exhibit 3: Existing Building Floor Plan dated July 1, 1998 by Nevin Hedlund Architects
Exhibit 4: Proposed Building Floor Plan dated July 1, 1998 by Nevin Hedlund Architects
Exhibit 5: Site Traffic Impact Analysis dated May 15, 1998 by Kenig,Lindgren, O'Hara,
`./ Aboona, Inc.
Exhibit 6: Responses to Transportation Concerns and Issues dated June 12, 1998 by Kenig,
Lindgren, O'Hara,Aboona, Inc.
Exhibit 7: Surveys of Traffic Counts
Exhibit 8: Group Letters of Support for Congregation Beth Am(Non-Business)dated July
15, 1998
Exhibit 9: Group Letters of Support for Congregation Beth Am(Businesses)dated July 15,
1998
Mr. Marc Schwartz stated they are seeking the approval of a Special Use in the B-3 Planned
Business Center District and an amendment to the Planned Unit Development for lots 2 and 3 of
the Seigle's Resubdivision in Buffalo Grove. He stated the site is comprised of approximately
5.96 acres. This matter was referred to the Plan Commission by the Board of Trustees on April
20, 1998 and there have now been two workshop sessions.
Mr. Schwartz stated Congregation Beth Am consists of approximately 490 families of which
about 246 families are Buffalo Grove residents and 254 families live in communities surrounding
Buffalo Grove. There are approximately 1850 congregants at Beth Am. The congregation has
enjoyed tremendous growth since 1995 and about 116 new families come from Buffalo Grove
while about 84 are from other communities. The growth in new families has been almost two
thirds from the Village of Buffalo Grove. Future growth is anticipated to at about 5 to 6 percent
per year with a cap around 600 to 700 families.
Mr. Schwartz stated the building on Lot 2 has an area of approximately 37,000 square feet and
very little exterior changes will be made to the building. The bulk of the changes are in the
interior of the building. The existing sheds on the property will be retained and used for parking.
Lot 3 is presently a vacant parcel and it is the intention of the Congregation that Lot 3 remain
vacant as green space and, if anything,used for overflow parking on the high holidays twice a
year. The congregation will also be entering into an agreement with Buffalo Grove Town Center
Associates for overflow parking across the street.
Buffalo Grove Plan Commission-Public Hearing-July 15, 1998-Page 2
Mr. Schwartz stated that the plan provides 171 parking spaces,not including Lot 3. Based upon
the size of the sanctuary which requires 1 parking space per 3 permanent seats in the sanctuary,
92 parking spaces are required.
Mr. Schwartz stated Congregation Beth Am chose Buffalo Grove because a majority of the
Congregation members reside in Buffalo Grove,the growth is coming from Buffalo Grove and
Buffalo Grove needs another congregation to fulfill the needs of the community. The
Congregation has searched for many years for a site in the area and there are few sites that
`./ satisfied the needs of the Congregation.
Mr. Schwartz noted this site was developed in 1989 by the Seigle company as a home and
building center. It was their intention that sales generated from this site would be approximately
60% from building trades clients and 40%from retail customers. At the same time Seigle also
opened a store in Mundelein. The construction industry moved further north than anticipated by
Seigle and the most of the sales to building trades clients took place at the Mundelein facility.
The Buffalo Grove store also did not generate the retail sales that had been anticipated,and the
store was not productive enough to stay in business.
Mr. Schwartz noted the store was designed to be set back from Route 83, and the site is not a
prime retail location. The Crate&Barrel store anticipated generating about five million dollars
in annual sales. However, at its best it has only generated about 1.1 million dollars in sales.
They too were not able to make a success of this store. They apparently had the same problems
lack of visibility from Route 83. He stated that Congregation Beth Am believes this site would be
a good location for their Congregation,and the past history of failed retail uses at the property
indicates that a non-retail use would be very appropriate for the site.
Mr. Schwartz stated it is important to note that Lot 2 had a real estate tax bill in 1996 of
approximately$50,000. The Village of Buffalo Grove receives approximately 9 to 10 percent of
the total amount of property tax. Lot 3 had a real estate tax bill of$200 since it is classified with
an agricultural assessment by the Vernon Township assessor. Therefore, if this site is converted
to a not-for-profit use,the property tax loss to Buffalo Grove amounts to about$5,000. In addi-
tion,the annual sales tax revenue to the Village at best has been$10,000.
Mr. Richard Kushner stated the Congregation has various functions starting with Friday night
service which run from 7:00 p.m. to 9:30 p.m. with attendance between 100 to 150 people. One
family service per month could possibly draw up to 250 people. Saturday mornings are usually
ceremonies for B'nai mitzvahs which run to about 300 people. High holidays usually have about
600 people for two services two days per year. Every Sunday during the school year there are
two classes. One class starts at 9:15 a.m. and ending at 10:45 a.m. with approximately 200
students and another class starting at 11:00 a.m. and ending at 12:30 with approximately 285
students. He noted the also offer religious school on Tuesday, Wednesday and Thursday nights
from 4:30 p.m. to 7:00 p.m. in two sessions. Each of these classes has approximately 40-45
students. He noted there are occasional parties for B'nai Mitzvahs after Saturday services with
Buffalo Grove Plan Commission-Public Hearing-July 15, 1998-Page 3
sit down meals which is why there is a social hall available for such functions.
Mr. Kushner noted they currently offer grief support services and divorce support services for all
people of the community. He stated they have been approached by the Park District to hold
various functions. They have not had the facilities required to date for such use and hope this
development will enable them to do so.
Rabbi Mark Belgrad spoke in support of the proposed development noting it is the intention of
\./ the congregation first and foremost to be good neighbors and to make a contribution to the
community. He stated the congregation hopes to see the needs of the community and to find
ways to provide such services to the community. He stated they hope to build even closer ties
with the other religious institutions and social institutions of the community. He stated the
congregation will added ability to the community.
Mr. Nevin Hedlund reviewed the proposed site plans noting the main entry will be in the rear of
the building. He noted there will be 171 parking spaces incorporating handicapped accessible
spaces close to the main east entry with two handicapped accessible spaces near the west
administrative entrance. He further noted they have included a landscaped area at the entrance to
make it an amenity.New site lighting is proposed to properly light the parking lot areas. They
have reconfigured the parking and drives to create a one-way traffic circulation route around the
building as well as directing exiting traffic to the north instead of to the west or south. He further
reviewed the interior plans and functions of the proposed building consisting of the sanctuary,
classrooms, social hall and administrative offices.
Mr. Michael Werthmann of KLOA presented traffic impact findings. He stated access to the site
is basically provided by Route 83 which is a major 5-lane roadway. There is a signalized
intersection at the Route 83 access to the Jewel/Walgreens shopping center which is just south of
the site. In addition there is also a signalized intersection to the north at Pauline Avenue. Bank
Lane is an east/west collector road extending from Route 83 east to the north/south access drive
serving the building on Lot 2 and the Wendy's restaurant. Access to the First American Bank is
provided off of Bank Lane and access to Brunswick Drive,which serves the townhome
community to the north and east of the site is also served by Bank Lane. Direct access to the site
will be provided by a restricted right-in,right-out drive on McHenry Road and another full access
drive on Bank Lane. In addition there is a cross access between the site and the Walgreens/Jewel
shopping center. This provides the site with a secondary access for right-out only turns onto
Route 83. In essence the site has four access points to Route 83 which provides great flexibility
and helps to distribute the traffic over a number of different locations.
Mr. Werthmann stated KLOA conducted several traffic counts on weekdayevenings, Friday
even g '
evenings between 5:00 to 7:00 p.m., Saturday afternoons between 11:00 to 1:00 p.m. on Bank
Lane and Route 83 right-in,right-out as well as Route 83 at the right turn out only drive and at
the signalized access drive at Jewel. In addition they counted all of the access drives in streets on
Bank Lane on Friday evenings and Saturday midday. They also counted traffic using the
Buffalo Grove Plan Commission-Public Hearing-July 15, 1998-Page 4
Wendy's restaurant and the cross access on a Friday evening, Saturday afternoon and Sunday
morning. He further noted they conducted surveys at the existing synagogue. They surveyed
Friday evening services and two Saturday morning ceremonies. He stated about 50 to 60%of the
Congregation will travel south to the site and about 40 to 50%will travel north to the site.
Mr. Werthmann stated the surveys conducted at the existing location consisted of peak parking
counts and peak traffic counts of arriving traffic. Friday religious services had about 50 to 60
inbound vehicles and 5 outbound. They had a peak parking demand of 57 with attendance of
145. The auto occupancy was on an average of 2.5 which is higher than assumed in the initial
report. Saturday ceremonies had about 60 vehicles inbound 5 to10 outbound. The parking
demand was at 78 with a higher attendance level and higher auto occupancy of 2.7. The
Congregation has indicated that due to carpooling which occurs,they usually get an auto
occupancy of around 3.0 to 3.25. He noted the projected traffic to the proposed site looks for a
peak of 35 in and 35 out for religious school between 5:00 to 6:00 p.m. Friday evening services
will be about 105 in and 10 out between 6:45 to 7:45 p.m. Saturday ceremonies is similar to
Friday evenings with 120 in and 15 out. The Sunday schools has about 155 in and 155 out.
Mr. Werthmann indicated peak traffic in the area occurs on weekday mornings,weekday
evenings and Saturday afternoons from 11:00 to 1:00. From these figures it can be seen that the
peak of the synagogue is offset by the peak traffic on the roadway system. The impact of
synagogue traffic will not be as significant with the possible exception of weekday religious
services which happens to have the lowest amount of traffic with 35 vehicles in and out.
Saturday ceremonies typically end at noon but social functions and receptions will retain most
people for another hour or so and this traffic will miss the peak Saturday period. In conclusion,
Mr. Werthmann noted that while the congregation is generating some traffic, it is usually off
peak of the existing roadway system.
Mr. Werthmann noted they conducted counts on Bank Lane and all the access drives to the street
on a weekday evening and Saturday afternoon. The peak period occurred from 5:00 to 6:00 p.m.
on a weekday and on Saturday the peak was 12:00 to 1:00 p.m. Once again,the peak traffic of
the synagogue offsets the peak traffic on Bank Lane except for the intersection of Bank Lane
with Route 83. Left turns at peak periods onto McHenry Road are difficult. The synagogue,
however, will not significantly impact this problem. The majority of traffic created by the
synagogue onto Route 83 occurs at much slower times.
Mr. Werthmann noted counts on Brunswick Drive and Woodstone Drive were conducted when
there was a power out in the Village and all traffic signals were out on Lake Cook Road. Most of
the cut through traffic occurs in the morning and evening peak hours and is geared to the traffic
on Lake Cook Road. People find it easier to cut through Weiland over to McHenry Road than to
make either a left or right at Lake Cook Road. Once again the impact of the synagogue on this
problem will be minimal because the synagogue does not generate enough traffic for Lake Cook
Road to be a problem. In addition the congregation is willing to work with the community to try
to resolve this problem if it becomes such a problem.
Buffalo Grove Plan Commission-Public Hearing-July 15, 1998-Page 5
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Mr. Werthmann discussed traffic issues with the Wendy's restaurant. The problem occurs at the
drive through lane where traffic stacks up and spills out onto the north/south circulation drive.
This situation occurs mostly during the weekday lunch hour. Some occurrences are during the
evening dinner hour and Saturday and Sunday. The synagogue does not generate traffic during
the weekday lunch period. In the evening when there are some activities,the synagogue also does
not much traffic and on Saturday at noon, once again,not much synagogue traffic is generated.
This may be an existing problem but synagogue traffic falls outside of these occurrences. He
stated they are recommending the establishment of a three-lane configuration for the segment of
`./ the north/south access road between the Wendy's restaurant and the Crate and Barrel store.
While this solution does not solve the problem of through traffic going to Wendy's or the
shopping center, it may help resolve problems for the synagogue and the impact that it may have.
He further noted the Fire Department's concern about an 18 foot wide fire lane is mitigated by
the fact that a fire lane can be a moving lane as long as there is no parking on same. There will,
of course, be no parking in this lane. This needs to be discussed with the Fire Department and
the Plan Commission as to how this should be resolved. This is just one suggestion they are
making even though they do not need to do this since the problem occurs outside of the times the
synagogue is generating traffic.
Mr. Werthmann noted the drop-off/pick-up lane will be one way clockwise circulation system
around the building which will start from the northwest corner,come around and go back out at
the southwest corner. He stated the one-way system provides several benefits for traffic
circulation. First, it provides two lanes of traffic for stacking and as a by-pass lane. Second,the
one way system reduces the number of turning conflicts and driver decisions which makes it a
safer and more efficient circulation system. Third, it allows vehicles to arrive on the proper side
to pick up and drop off the children. Lastly, since the parking is angled, it is much easier and
more efficient to get in and out of the parking spaces. Further,the one-way system allows them
to provide stacking for approximately 35 vehicles around the building. This stacking should be
more than sufficient. At the existing facility they currently have stacking for 20 to 21 vehicles.
This is a 75%increase in the amount of stacking while enrollment is only projected to increase
by 40%. In addition,many parents park and walk in to pick up their children.
Mr. Werthmann further stated he conducted counts concerning the volume of traffic using the
cross access drive between the site and the Walgreen's shopping center as well as the number of
turns that can happen there. Counts were taken on Friday evening, Saturday morning and Sunday
morning. The counts show the volumes are very low with major movements mainly back and
forth north and south and north to the right out access drive. The volume of traffic is not
significant and is not creating a problem. However,to help avoid any problems,the plan
proposes the closing of access to aisles serving the parking area southwest of the building.
Any traffic exiting from the drop-off would have to travel north. At the main driveway
connecting to Route 83 motorists would make the decision to go either left to Route 83 or north
to Bank Lane. Likewise, through traffic coming south from Bank Lane would have make a left
turn at the main driveway connecting to Route 83 rather than continuing south along the west
side of the building. This pattern will reduce the volume of traffic making turns from either of the
Buffalo Grove Plan Commission-Public Hearing-July 15, 1998-Page 6
parking aisles in parking area southwest of the building.
Mr. Werthmann noted that 171 parking spaces will be provided on Lot 2. Peak demand for
religious services on Saturday is projected to be 300 people. The average auto occupancy is
approximately 2.5 persons per car,which would create a demand for 120 parking spaces. If the
auto occupancy rate is 2 persons per car, the parking demand would be 150 spaces. This parking
will be more than sufficient on a daily basis, and only the high holidays will create a parking
demand greater than the amount of parking provided on the site. There are ongoing negotiations
with the Town Center for the use of their lot for overflow parking on these two days. In addition,
the Congregation will hire an off-duty police officer to facilitate pedestrian traffic across Route
83. This is being done by many institutions in the community to manage peak parking demand.
Mr. Schwartz advised that the"for sale" sign which on Lot 3 is still in place because the
Congregation has not yet closed on the real estate purchase. He stated that Lot 3 will be owned
by Congregation Beth Am,will be maintained as green space and will not be developed for any
other purpose. If the Village deems it necessary to include Lot 3 as part of the Special Use
restrictions,the Congregation has no objection.
Mr. Schwartz stated that the testimony presented in support of the Congregation's petition
demonstrates that the Village's criteria for a special use have been met, and he addressed the
criteria as follows:
1. The special use application will serve the public convenience at this site and that
the establishment and maintenance and operation of the special use is not
detrimental nor will it endanger the public health, safety,morals,comfort, or
general welfare.
2. The location and size of the special use,which is already an existing building
within the Village of Buffalo Grove, and the nature and intensity of the operation
involved, and the size of the property in relation to the use and location of the site,
are in harmony with the orderly development of the district in which it is located.
3. The special use will not be injurious to the use and enjoyment of other property in
the immediate vicinity and it will not diminish or impair other property valuations
within the neighborhood.
4. The nature, location and size of this building and the structure involved in the
special use application does not impede or substantially hinder or discourage the
development and use of adjacent land and buildings in accord with the zoning
district.
5. Clearly, adequate utilities, access road, drainage and other necessary facilities
have been provided as the site was developed in 1989 and has been operational
Buffalo Grove Plan Commission-Public Hearing-July 15, 1998-Page 7
since that date.
6. Clear and specific testimony has been heard from the traffic expert that the
parking areas are of adequate size,properly located, suitably screened and that the
entrance and exit driveways are designed to prevent hazards,eliminate nuisance
and minimize congestion in the public streets surrounding the property.
Commissioner Howard noted she favors the three-lane configuration between the Wendy's drive-
through area and the proposed Beth Am facility. She asked if Lot 3 would be rezoned to the B-3
district.
Mr. Schwartz stated the petitioner has no objection to the two parcels being zoned B-3 and being
subject to the same special use restrictions.
Commissioner Howard asked about the possible use of Lot 3 for parking.
Mr. Schwartz stated that on the high holidays it is anticipated there will be approximately 600
congregants for each of the two services per day. Lot 3 will be used for additional parking,
provided it is not raining. Any overflow beyond that would then be directed across to the Town
Center. There is no intention to pave and stripe Lot 3 as a parking lot at this time.
Commissioner Howard asked if it would be advantageous to have a no parking sign on the west
side of the building on the north/south drive.
Mr. Schwartz indicated Mr. Werthmann has noted they will certainly place the appropriate
signage and it will be a necessary sign.
Commissioner Howard asked if no through traffic signage will be posted at Brunswick Drive.
Mr. Werthmann stated the Congregation would be willing to pay for the Village to put those
signs up. He stated along the frontage there will be the existing fire lane no parking signs that are
present now. Signs on the residential street will be paid for by the Congregation.
Commissioner Berman asked for clarification of the number of people to attend the high holiday
services.
Mr. Hedlund stated the existing count for the high holiday services is 600 with anticipated
growth up to 900 per service.
Commissioner Berman asked what the gap was between the two back-to-back high holiday
services.
g
Ms. Shure stated there is a gap of about 45 minutes between services.
Buffalo Grove Plan Commission-Public Hearing-July 15, 1998-Page 8
Commissioner Berman noted that is a movement of about 600 cars in a short period of time.
Ms. Shure noted that this situation works now. She stated there are volunteers who control
traffic as well as off-duty police officers.
Commissioner Berman asked if there is an agreement in place with the Town Center to
accommodate about 400 cars.
Ms. Shure stated they are currently working with the Town Center for such an agreement. She
further noted there are other congregations currently doing the same thing all over Buffalo Grove.
In fact, other congregations bus their congregants to various other synagogues. If the need for
buses arises due to safety or any other reasons,Beth Am would be willing to do so. However,
currently they are planning to hire off duty police officers to cross their congregants.
Commissioner Berman asked what the nature of the agreement with the Town Center people is at
this time.
Mr. Schwartz stated the agreement which is presently being negotiated is a licensing agreement
to park on their property during specific periods of time. The duration would be for a lengthy
period of time.
Commissioner Berman stated his concern is to ensure that any plan for overflow parking is based
on a right to do so that it is of sufficient nature to be counted on its existing no matter what
happens with the Town Center in terms of ownership, a change in tenancy, etc.
Mr. Schwartz stated that is without question and the Congregation feels exactly the same way.
Therefore, any agreement that is reached will be one that is enforceable and that will be of a
duration sufficient to address the needs of this special use.
Commissioner Berman noted some concern with the transitional period between the first and
second session of Sunday school.
Mr. Hedlund stated the morning session between 9:15 to 10:45 a.m. has an attendance of 200
children. From 11:00 to 12:30 there are 285 children. The growth of students will be reached
when there are 20 students in each of the classrooms which allows for a future attendance of 400
students at each of the two sessions.
Ms. Shure stated the first session of religious school is 9:15 to 10:45 a.m. The second session is
11:00 to 12:30. There are many car pools, especially for religious school. Parents begin
dropping off kids by 8:55 a.m. and begin picking kids up by 10:30. This kind of situation now
exists at the current London school where it works fine.
Commissioner Berman noted the potential exists for almost double the volume currently existing.
Buffalo Grove Plan Commission-Public Hearing-July 15, 1998-Page 9
Roughly 200 cars in and out in a 15 minute period is very heavy and he asked if the proposed
plan can accommodate that volume of traffic in such a low period of time,taking into account
that each of these cars will have to stop and unload or load children.
Mr. Werthmann noted that this system does work now. He stated stacking has been increased
from that currently in existence. He further noted the growth to 400 people will occur over a
long period of time which gives the congregation the time to monitor the situation to see if it
becomes a problem and address same if one occurs.
Mr. Schwartz stated many people park their cars and go inside to pick up children as they are also
involved in activities in the synagogue for adults. In addition, car pooling is a substantial way of
life. In addition, growth will be on a slow progression which gives the Congregation an
opportunity to monitor the situation and if there is a determination that, in fact,more time is
necessary in between to create a bigger gap,the Congregation will address the situation. The
Congregation wants to service its congregants and its community and would not do anything to
create a traffic problem. Therefore, if growth should go to a maximum level and there is a
problem, there is the availability and the possibility of moving the second session forward.
Commissioner Berman stated he would suggest the Plan Commission set conditions to add to the
motion for approval of the special use such as having in place before Village Board approval a
recordable form of a license of a sufficient duration to ensure there is adequate overflow parking
for the high holidays.
Mr. Schwartz stated the Congregation has the same concerns but it is difficult to reach a final
agreement with any entity until you have a viable proposal that has been approved by the Village.
At such time as one is reached, an agreement will be reached which is acceptable to the Village.
Commissioner Berman asked if the Congregation is willing to condition the special use on the
agreement that Lot 3 will remain as undeveloped open space in their property.
Mr. Schwartz stated yes.
Commissioner Moons asked if there have been any discussions with Wendy's regarding the
parking situation and any problems that may develop such as congregants parking in the Wendy's
lot.
Mr. Schwartz stated there have been no specific conversations.
Mr. Hedlund stated the design of the site is specifically addresses that issue. The prime parking
spots are located near the proposed front door and as you go around the building the parking
spaces become less desirable. The spaces near Wendy's would be the last spaces filled up
because they are furthest from the front door.
Buffalo Grove Plan Commission-Public Hearing-July 15, 1998-Page 10
Commissioner Viehman asked if the parking spaces under the shed are not angled.
Mr. Hedlund stated in order to maximize the number of spaces within the existing enclosure as
well as the pattern of columns, it was shown to be better if parking was not angled.
Commissioner Viehman asked if there are any doors from the kitchen out to the dumpster area.
Mr. Hedlund stated this is obviously only a concept plan and as the fmal layout of a kitchen is
developed, they will have an access at that point.
Commissioner Viehman asked if the door on the northwest side of the building will be closed on
school days to avoid drop offs at that point.
Mr. Hedlund stated yes.
Commissioner Viehman stated he does not believe there is 30 feet without removal of the curb
along the north/south access drive to accommodate three lanes of traffic.
Mr. Hedlund stated they will make whatever curb modifications are required to ensure a 30 foot
drive.
Commissioner Viehman asked who is responsible for maintenance on the north/south access
easement.
Mr. Pfeil stated the owners of Lots 1,2 and 3 are responsible for maintenance.
Commissioner Viehman asked if that suggests there will be some repairs made to that street
when and if Beth Am takes over ownership of Lots 2 and 3 as the street is in some disrepair.
Mr. Schwartz stated he has no knowledge of the disrepair of the street but if it is in disrepair,the
owners will take care of it. There are covenants that run with the land concerning the
maintenance and repair of same.
Commissioner Viehman asked if the fencing and gates on the east end of the building will be
removed.
Mr. Hedlund stated yes.
Commissioner Viehman noted that no matter how much education is presented nor the number
of signs placed, cut through traffic will take place on Woodstone and it does create a potential
problem.
Commissioner Krug noted Village ordinance prohibits parking on grass.
Buffalo Grove Plan Commission-Public Hearing-July 15, 1998-Page 11
... ....._.. ..
Mr. Schwartz stated he is aware of such an ordinance but he is also aware that there are
agreements with the Village that other religious institutions and large outings have that allow for
parking on grassy areas at certain times.
Commissioner Krug stated he would like to see the designated fire lanes on any final plans with
the proper markings.
Commissioner Krug asked if Bank Lane is wide enough at Route 83 to accommodate two lanes
out and one lane in.
Mr. Werthman stated it would be possible and might help the situation.
Commissioner Krug stated he feels striping and signalization will be safer for people to cross
from the Town Center to the synagogue than to have police directing traffic for people to cross.
Mr. Werthmann stated they would prefer to have people cross at Bank Lane and will provide
some kind of patrol to cross people at Bank Lane.
Mr. Schwartz stated this is something they can evaluate although his immediate reaction is that
this signal is not one controlled by Beth Am and would have to be explored with staff
Commissioner Krug suggested checking with the Fire Department to see if there is sufficient
turning radii for their equipment at the southwest corner of the building.
Mr. Hedlund stated he believes the turning radius meets the Fire Department requirements.
Commissioner Samuels stated he does not believe a permanent parking agreement with the Town
Center is relevant and should not be made a condition to the motion for approval of the special
use. If the Congregation has a need for supplemental parking, many other options are available
to them as they are to other facilities in such need. He further noted it would be more convenient
to have police crossing a large number of people on only two days per year than using a
signalized crossing. In addition,he noted he has personally been parked on grass by the police
during one instance.
Chairman Goldspiel asked if there will be any day time weekday school usages at the facility.
Mr. Kushner stated they have no plans for that.
Chairman Goldspiel asked what the capacity of the building will be for safety purposes.
Mr. Hedlund stated it would be 900 people for the high holidays.
Chairman Goldspiel asked what the legal ordinance requirement is regarding fire lanes.
Buffalo Grove Plan Commission-Public Hearing-July 15, 1998-Page 12
Mr. Pfeil noted Mr. Shannon stated 18 feet is the Fire Department standard required. However,
signage is commonly used, not actual striping. The fire lane is not striped as an 18 foot road
section, but signed adjacent to it at the most appropriate place.
Mr. Werthmann stated that when the fire lane requires 18 feet,all they want is 18 feet total curb
to curb. They can use both lanes because moving traffic will get out of the way. They don't
want to see something like two curbs that are less than 18 feet. All the Fire Department wants is
18 feet of moveable lane. Signs are up so that no one parks there and they can create the 18 feet.
Chairman Goldspiel asked if it is a fact that the three lanes could be provided as proposed and
still meet the fire lane requirements.
Mr. Pfeil stated it is his understanding of Mr. Shannon's comments is that he does not like the
three lane proposal because the middle lane would be stacking up traffic and would be difficult to
move. In reality it is stacking up anyway in some situations,but apparently Mr. Shannon feels
the three lane section would merely aggravate the stacking problem where he would not have an
18 foot through lane to move equipment through.
Mr. Schwartz stated they have not had an opportunity to talk to the Fire Department concerning
this issue. He stated people who will be in their vehicles in the stacking lanes will actually be in
their vehicles and if a fire truck needs to go through those stacking lanes, it is hoped they will
move their vehicles out of the way which is the way the fire lanes work now. This entire
approved site contains the necessary fire lanes and the suggestion for these three lanes was
merely an attempt to try and resolve some of the conflicts that take place within the site. If it is
the Commission's determination that nothing should be done of this nature, Congregation Beth
Am will be just as happy.
Chairman Goldspiel suggested staff speak to the Fire Department to determine how they want the
lanes marked.
Mr. Don Stillman, 109 Woodstone Drive, stated he is the president of the Winchester Estates
homeowners association. He asked how IDOT sets their requirements for lights and further
asked if Wendy's has any responsibility toward maintaining their traffic.
Chairman Goldspiel stated generally speaking there are a number of requirements of which one is
warrants, which basically means how much traffic. There are also distance requirements as to
how far apart lights can be. There is a point of balance between the amount of traffic and
accidents which the State uses to determine requirements.
Mr. Werthmann stated there are 11 or 12 warrants used,most of which are based on volume.
There are other warrants for pedestrian volume,not met here. The only chance to meet a warrant
is the chance for undue delay. However, the undo delay is so high and given the volume of
traffic, the warrant would not be met. In addition, given the spacing of the other two ,
si nals it
signals,
Buffalo
a o Grove Plan Commission-Public Hearing-July 15, 1998-Page 13
II
makes it that much more difficult to warrant signalization at this location.
Mr. Stillman asked about light synchronization between the shopping center and Pauline.
Mr. Werthmann stated synchronization between the lights in order to provide more gaps runs into
a problem with so much traffic exiting the shopping center that it fills up the gaps very quickly.
Mr. Schwartz stated they are attempting communication with Wendy's in order to suggest to
them some ideas to help with their traffic load.
Mr. Lawrence Fedder, 106 Woodstone Drive;stated he is a member of the Board of Directors of
Winchester Estates homeowners association. He noted his concern with the significant traffic
volume input from cars coming from the synagogue through the neighborhood. He stated they
have already spoken numerous times to the Police Department regarding the volume of traffic
and the speed of traffic going through the area and this proposal will significantly exacerbate the
problem.
Ms. Carol Kerman, 56 Woodstone, stated there would actually be three days of high holidays
considering Yom Kippur eve. She further noted her concern with the cut through traffic on her
streets as well as the possibility that Lot 3 will become concrete instead of green space. She
further asked if there was any possibility of renting out the social hall for other purposes than
synagogue activities.
Rabbi Belgrad stated there are two 24 hour periods; one for Rosh Hashanah and one for Yom
Kippur. During Yom Kippur there are two evening services the first night with a capacity of 900
each. In the morning there are again two services with a capacity of 900 each. In the afternoon
there is a single service with a capacity of 900 that stretches from 3:00 p.m. until it is over.
Ms. Helene Stein, 97 Woodstone Drive, stated she is asking that there be no parking allowed on
Brunswick Lane or Woodstone Drive on the high holidays and she would like some sort of
liaison with the future synagogue in order to have someone to bring up problems to if they arise.
There being no further comments or questions from anyone else present, Chairman Goldspiel
closed the public hearing at 10:06 p.m.
Respe'tfully submi
1
Fa Rubin, ,'eco •ing Secretary
AP ROVED BY.
11
/STE HEN GOLDSPIE , Chairman
Buffalo Grove Plan Commission-Public Hearing-July 15, 1998-Page 14
REGULA
R MEETING
BUFFALO GROVE PLAN COMMISSION
July 15, 1998
Congregation Beth Am,225 McHenry Road,Approval of a
Special Use and Amendment of a Planned Unit Development(P.U.D.)
Proposed Walgreens store,Plaza Verde shopping center,southwest
corner of Dundee Road/Arlington Heights Road,Approval of a Special
Use for a drive-through pharmacy facility and amendment of a Planned
Unit Development(P.U.D.)And Preliminary Plan in the B-3 Planned
Business Center District—Workshop#1
Chairman Goldspiel called the meeting to order at 10:06 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. Moons
Mr. Viehman
Commissioners absent: Mr. Ottenheimer
Also present: Mr. James Hackett, Mid-America Asset Management
Mark DeCapri, DeStefano & Partners
Marc Schwartz, Marc K. Schwartz&Associates
Mr.Nevin Hedlund,Nevin Hedlund Architects, Inc.
Mr. Michael Werthmann,Kenig,Lindgren, O'Hara,Aboona, Inc.
Ms. Marianne Shure, President, Beth Am
Mr. Richard Kushner, Beth Am
Rabbi Mark Belgrad, Beth Am
Cantor Arnold Schultz,Beth Am
APPROVAL OF MINUTES
Moved by Commissioner Samuels, seconded by Commission Krug to approve the minutes of the
Buffalo Grove Plan Commission-Regular Meeting-July 15, 1998-Page 1
public hearingand re ular�meetingof June 3, 1998. Commissioner Moons noted grammatical
g
errors requiring correction on page 1, 3 and 5. All Commissioners were in favor of the motion as
amended and the motion assed unanimously with Commissioner Moons abstaining.
Moved by Commissioner Samuels, seconded by Commissioner Berman to approve the minutes
of the regular meeting of June 17, 1998. Commissioners Samuels and Moons noted necessary
typographical errors on page 2. Commissioner Trilling noted a grammatical error on page 6.
Chairman Goldspiel stated the word"counter"clockwise is to be clockwise on page 10. All
`./ Commissioners were in favor of the motion as amended and the motion passed unanimously with
Commissioner Trilling abstaining.
COMMITTEE AND LIAISON REPORTS
Commissioner Viehman stated he attended the Village Board meeting on July 6, 1998 and stated
the following items were discussed:
1. Approval of an ordinance for a special use for the Northwest Community Hospital
antenna tower, extending the height of the tower to 120 feet in order to facilitate
adding additional communication resources for the Northwest Central Dispatch
transmission equipment.
2. The Board passed another resolution in support of the proposed extension of
Illinois Route 53 through Lake County north of Lake Cook Road.
3. Approval of an ordinance amending the Municipal Code which makes the wearing
of seat belts on all seats in vehicles driven within Buffalo Grove a primary
violation.
Commissioner Krug stated he attended the Village Board meeting on July 13, 1998 and there was
a meeting of the zoning sub-committee to discuss parking for various commercial areas and
residential areas. He stated they reviewed the zoning and compared same to the Lake County
development ordinance. He stated this work will continue on parking ratios as to different types
of retail. He stated they would like to do something about shopping centers whose uses change
over time and require different parking ratios.
Chairman Goldspiel stated he attended a Metra hearing about proposals to improve the track
structure on the Wisconsin Central line. Three alternatives were proposed,namely leave
everything alone, double track as far as Mundelein and single track the rest of the way, double
track the entire line. Basically, a decision was made to double track as far as Mundelein and
single track the rest of the way. This was a necessary step in order to get the funding to get to do
these things. This would amount to approximately 22 trains per day.
Buffalo Grove Plan Commission-Regular Meeting-July 15, 1998-Page 2
CONGREGATION BETH AM. 225 MCHENRY ROAD (CRATE AND BARREL STORE),
APPROVAL OF A SPECIAL USE AND AMENDMENT OF A PLANNED UNIT
DEVELOPMENT(P.U.D )
Moved by Commissioner Samuels, seconded by Commissioner Viehman to recommend approval
of the petition for a Speciajl Use in the B-3 Planned business Center District and amendment of a
Planned Unit Development for Lots 2 and 3 of the Seigle's Resubdivision so that Petitioner can
use the building for religius worship and related social and educational uses, subject to the./ terms of the Notice of Public Hearing and the testimony given and further subject to the
Petitioner's agreement to include Lot 3 in the same zoning designation as Lot 2 and to include it
within the special use with the condition that it remain as an unimproved grassed area.
Chairman Goldspiel suggested making the motion subject to review of the various matters
pertaining to the fire lane uch as the radius on the southwest corner.
Commissioner Samuels stated this is a built site. He stated the Fire Department's comments did
not raise this specific issue and he would prefer this not be made a part of the motion. He noted
that it might be a good ide to include, as part of the motion,the three-lane configuration
proposed by petitioner, su ject to the petitioner ensuring that the actual 30 feet exists or taking
whatever steps are necess to modify the road to provide a width of 30 feet.
Commissioner Berman suggested the special use be subject to a condition that petitioner have in
place at all times an agree ent which ensures the provision of adequate overflow parking from
one or more appropriate sources for high holy days.
Commissioner Samuels anl Viehman accepted this as part of the motion.
Chairman Goldspiel reviev ied the motion and noted the following conditions which are to be
subject to the motion:
1. Petitioner agrees to include Lot 3 in the same zoning designation as Lot 2 and Lot
3 shall remain as unimproved grassy area.
2. There needs to be aplan in place at all times for appropriate overflow parking for
high holy days.
3. There will be a threC-lane north/south access, subject to all details being worked
out with staff.
Commissioner Krug stated he would like to welcome the congregation to Buffalo Grove as he
feels it will be asset to the community. As far as parking and traffic goes, it often is a matter of
becoming accustomed to same and learning to deal with same after a while.
Buffalo Grove Plan Commission-Regular Meeting-July 15, 1998-Page 3
Commissioner Viehman stated he never had concerns about potential revenue loss or the use. He
stated he empathizes with'the residents in the area and the problem of cut through issues they
deal with. He stated he • l be supportive of this proposal because he believes in the long run the
entire Village will benefit om this process and will learn to live with some of the nuances that
will be created from traffiq issues.
Commissioner Berman sta ed the development team did an excellent job in addressing the
concerns and problems of a plan especially given the physical and financial constraints under
which they are operating d the difficulties of taking a site that was pre-developed for a very
different use and presenting a very interesting and workable plan to bring an institution to the
Village that will be a wonderful asset to the community. He noted he hopes a proactive approach
in addressing the concernsand inevitable conflicts that will arise will be followed through. He
further noted the criteria fdr a special use have been addressed and met and they are more than
adequately satisfied.
Chairman Goldspiel stated this is a big improvement over the original use of the property as a
home improvement center,which included a lumberyard in the rear portion of the site. He stated
this is an excellent location within the constraints of a difficult street pattern and everything that
can be done has been done to alleviate as many problems as possible.
Commissioner Samuels noted he is concerned with preserving commercial space in the Village
as well as tax revenues. The Village needs these things and needs to expand its commercial base
as much as possible. He noted he does not feel this particular parcel was given enough time to
succeed as a retail site. This development will create some traffic problems. Further, the
proposed development doe not fit well into this site. However, he will vote his heart and
support this plan.
1
Chairman Goldspiel noted it will be the obligation of the congregation to ensure that there will be
no animal nuisances in the existing sheds.
Chairman Goldspiel called for a vote on the motion and the vote was as follows:
AYES: Krug, Howard, Samuels,Berman,Moons, Viehman, Goldspiel
NAYES: None
ABSENT: Ottenheimer
ABSTAIN: Trilling
I
The motion passed 7 to 0.
PROPOSED WALGREENS STORE. PLAZA VERDE SHOPPING CENTER. SOUTHWEST
CORNER OF DUNDEE/ARLINGTON HEIGHTS ROAD. APPROVAL OF A SPECIAL USE
FOR A DRIVE THROUGH PHARMACY FACILITY AND AMENDMENT OF A PLANNED
UNIT DEVELOPMENT(p.U.D.)AND PRELIMINARY PLAN IN THE B-3 BUSINESS
Buffalo GroveComnission-Regular
Plan Commission Regular Meeting-July 15, 1998-Page 4
BUSINESSCENTER DISTRICT-- WORKSHOP#1
Mr. Mark DeCapri stated that Mid-America is seeking approval of a special use for the drive
through pharmacy facility and an amendment to the existing P.U.D to permit the construction of
a new free-standing Walgreens store with an area of 15,000 square feet. The site currently
provides 501 parking spaces. The proposed plan includes modifications to the parking lot and
expansion of the parking lot to accommodate 505 cars. He noted that the Village staff memo
indicates that based on the current Zoning Ordinance standard the required parking for the
existing building area is 521 spaces,and the parking requirement for the proposed plan is 525
spaces. He commented that variances will be requested for one additional ground sign on
Arlington Heights Road and building signage on the west elevation of the building.
Mr. DeCapri noted that PlazaVerde shopping center is located in the southwest corner of Dundee
and Arlington Heights Road. He reviewed the plan's proposed modifications to the existing
conditions. The site is presently accessed by two drive entrances on Dundee Road and one on
Arlington Heights Road and will remain unchanged. The parking is currently oriented
perpendicular to the shopping center with the main access down the center of the parking lot a
cross access about two-thirds of the way up in the parking lot.
II
Mr. DeCapri stated they have endeavored to provide the best overall planning concept given the
existing site constraints,the requirements of the Village's zoning ordinance and the planning
requirements of Walgreens. A number of concerns were expressed by the Village trustees and
have now been addressed in the revised conceptual site plan. The major concern was the location
of the building with its relationship to the restaurant and to Dundee Road. He stated they have
now rotated the building and moved it back from Dundee Road as far as possible, given the
limits of what the site will permit for parking. He further stated they have also moved the
building farther away from the restaurant to provide more of a buffer between the east side of the
Walgreens building and the restaurant building. The Walgreens loading dock has been moved
farther south to correspond with the existing loading dock of the restaurant and is now directly
across from the restaurant's loading dock. In addition a screen wall has been provided around
the enclosed compactor area for Walgreens, as well as additional landscaping elements to screen
it even further. The width of the landscaped setback at Dundee Road has been increased to 14
feet and additional landscaping has been added along that buffer strip.
Mr. DeCapri stated traffic circulation has been modified for the new Walgreens location. Ninety
degree parking stalls have been designed for the eastern portion of the site. The stalls meet the
Village's parking standards at 9 feet wide and 18 %2 feet long and with 26 foot drive aisles. The
cross access drive aisle on the western portion of the site has been removed to incorporate
additional parking and landscaping. Additional parking has also been added to the front of the
existing shopping center to increase the parking count adding 9 parking spaces along the cross
access drive. These spaces have been angled to work with the flow of the eastbound traffic to
ease entering and exiting from the spaces. A new walkway has been added adjacent to the
restaurant to facilitate people entering the restaurant directly from the parking located on the
Buffalo Grove Plan Commission-Regular Meeting-July 15, 1998-Page 5
south side. Instead of walking between cars as customers presently do,they will be able to walk
in the aisles behind the cars and circulate on the walkway to the entrance of the restaurant.
Mr. DeCapri stated customers in the restaurant presently sitting in the northwest corner look out
over an asphalt parking lot. He stated they have tried to create some foreground elements in the
nature of landscaping such as ornamental trees and other shade trees in the distance to enhance
that view.
\ft.,' Mr. DeCapri stated Walgreens is planning to build a brick masonry and stucco building which is
proposed to be in a medium beige color masonry which complements the reddish brown brick
masonry of the existing shopping center. The stucco is an off white color and the storefront is
clear anodized aluminum frames with clear glass.
Chairman Goldspiel noted that one of the things he does not want to see are the nine parking
spaces in front of the existing building.
Mr. DeCapri noted that was an effort to maximize the parking count and provide convenient
customer parking for the businesses in the south building.
Chairman Goldspiel asked how a somewhat larger proposed building can end up with so much
less parking.
Mr. DeCapri noted it is not only the size of the building but the location. It also has to deal with
the requirements of the drive through. The two drive lanes and the area that needs to be left there
for the stacking of the cars takes away from the parking count. He stated the existing center has
501 parking spaces and they are planning to provide 505 spaces with the new scheme.
Chairman Goldspiel noted the parking area and circulation aisles in the area between the south
side of the proposed Walgreens to the main driveway in front of is very confusing and will need
adjustment.
Mr. DeCapri stated one of the things they have tried to address in the plan is the fact that
Walgreens deliveries require a very large truck and needs to be adjacent to the compactor.area.
Commissioner Viehman asked if the roll up door on the site plan which is at ground level is the
dock level or is in addition to a raised dock.
Mr. DeCapri stated there is no raised dock in that area. It is a dock door at the grade level.
Chairman Goldspiel asked if the intention is to dedicate any of the parking to any particular set of
stores.
Mr. DeCapri stated not at this time.
Buffalo Grove Plan Commission-Regular Meeting-July 15, 1998-Page 6
Chairman Goldspiel asked if the Phase 2 west portion of Plaza Verde is under separate
ownership, and whether there is any opportunity to include the west portion in the proposed plan
for Walgreens and the east portion of the center.
Mr. Hackett stated the west portion of Plaza Verde is under separate ownership,and this area is
not being included in Mid-America's planning for the east portion of the center.
Chairman Goldspiel asked if the drive-through for the pharmacy has to be on the south side of
the building or if there is some flexibility in where it can be located.
Mr. DeCapri stated the drive-through needs to be located on the south side, and this is directly
related to the interior layout and function of the Walgreens store.
Chairman Goldspiel noted concern with putting the proposed Walgreens in front of another
building and what that does to the viability and rentability of the stores in the south building. The
proposed Walgreens blocks a whole row of stores that are currently empty.
Mr. DeCapri noted that a Walgreens store usually has the effect of bringing shoppers into a
center. When shoppers enter the site to access the Walgreens,they will be able to see the other
stores that are in the center.
Commissioner Viehman asked if there has been any reaction from the operator of the Melting Pot
restaurant concerning the proposed plan for the Walgreens store.
Mr. Hackett stated he only knows that the restaurant is aware of the plan but he has had no
contact with them.
Commissioner Viehman stated the parking scheme does not seem to flow well particularly with
the north/south turn in off of Arlington Heights Road. The nine parking spaces in front of the
south building seem just stuck in and not coordinated with the overall circulation pattern.
He asked if any consideration had been given to locating the proposed Walgreens store in the
parking lot immediately to the west.
Mr. DeCapri stated they had considered that location but the Chemins' lease includes a provision
that Chemins has right of approval concerning any building in this location, and Chemins does
not want the view of its store from Dundee Road to be blocked.
The Commission discussed various alternate site plans with the developer and directed the
developer to submit revised site plans for review and discussion at the second workshop.
CHAI' N'S REPORT-None
FUTURE AGENDA SCHEDULE
Buffalo Grove Plan Commission-Regular Meeting-July 15, 1998-Page 7
Mr. Pfeil stated there will be a meeting on August 5, 1998.
PUBLIC COMMENTS AND QUESTIONS -None
NEW BUSINESS -None
ADJOURNMENT
Moved by Commissioner Samuels,seconded by Commissioner Viehman and carried
unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 11:50 p.m.
Respectfully sub i ed,
Fay ubi/Rebording Secretary
APPROVED BY:
tert
1A-64 , . ?
?TEPH N GOLDSPIEL, C '•'rman
Buffalo Grove Plan Commission-Regular Meeting-July 15, 1998-Page 8