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1998-06-17 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION June 17, 1998 Proposed office building,southeast corner of Weiland Road/Deerfield Parkway (south of LaSalle Bank),Rezoning to the Office and Research District and approval of a Preliminary Plan--Workshop#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.)—Workshop#2 Zoning Ordinance revision—Status of Review Committee discussions Chairman Goldspiel called the meeting to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove,Illinois. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Samuels Mr. Berman Mr. Ottenheimer Mr. Moons Mr. Viehman Commissioners absent: Mr. Trilling Also present: Mr. Lawrence Freedman, Ash,Anos,Freedman& Logan Ms. Karen Doulton Lange, Spaceco,Inc. Mr. Joseph Pasquinelli,Archideas Mr. Marc Schwartz, Marc Schwartz&Associates Mr.Nevin Hedlund,Nevin Hedlund Architects,Inc. Mr. Michael Werthmann, Kenig, Lindgren, O'Hara,Aboona,Inc. Mr. William Reid,Village Trustee Mr. Robert Pfeil,Village Planner APPROVAL OF MINUTES Moved by Commissioner Krug, seconded by Commissioner Ottenheimer to approve the minutes of the regular meeting of May 20, 1998. Commissioner Samuels noted two typographical errors Buffalo Grove Plan Commission-Regular Meeting-June 17, 1998-Page 1 facilitates the collection of trash. Mr. Pasquinelli stated the basic issue for the landscape plan is that of screening around the dumpster enclosure and beginning to develop planting along the base of the retaining wall. He noted they have now added plant material there to accommodate this request. Mr. Pasquinelli reviewed the elevation drawings indicating the screening planned for the rooftop mechanicals. This wall screening is basically 75 feet long and 35 feet wide. The wall screen is of pre-finished metal. He noted this screen wall will never be perceived in terms of the detail of the material as you cannot get close enough to it. Mr. Pasquinelli stated the retaining wall will be a keystone type of wall which has a nice texture with a concrete masonry unit. He further noted the addition of a site line study from the adjacent residents to the south. They will, of course, see the mechanical screen wall,however, it is something that is appropriate. Mr. Pasquinelli noted there are a number of ways to screen the parking areas from the residential. The ordinance asked for a solid fence at the property line. However,they would like to provide a landscaped buffer at the perimeter edge of the parking lot. Depending on which scheme they end up with in terms of the height of the retaining wall,they can accommodate this in a number of ways. Chairman Goldspiel suggested they check out the landscaping behind the Dominick's at Arlington Heights Road and Lake Cook Road for an example of effective screening. Mr. Pasquinelli noted they are constrained somewhat by the availability of area in which to plant a screen. Ms. Karen Lange stated she spoke to Mr. Kuenkler about 1986 flood data for Aptakisic Creek. Mr. Kuenkler noted that there is no flood data available for areas this far away from the Des Plaines River. The 1997 FEMA maps were used to obtain the base flood elevation information to be used for their design. Ms. Lange stated she has investigated the driveway entrance unto Weiland Road and the back of curb to back of curb is 40 feet and will accommodate the Lake County requirements for two 12- foot wide lanes exiting the site and a 13-foot wide lane into the site. Ms. Lange stated that as their location is so close to the creek they have adequate room for an overflow route into the creek. In this instance the retention basin which will be redesigned next `./ to the creek would have an overflow structure so the water will be pouring out of the retention basin into the creek before it could back up into the parking lot. The reason for the variance is to reduce the height of the retaining wall needed on the site. With the variance they will be able to design a wall about three feet high. Without the variance the wall height would be about 5 to 6 Buffalo Grove Plan Commission-Regular Meeting-June 17, 1998-Page 3 feet high. She further noted the detention basin weir would be designed with a notch to allow water to overflow into the creek during a 100 year storm event. Chairman Goldspiel asked if the top of the weir would be at the same level as the parking lot. Ms. Lange stated the parking lot might only be able to be designed at .10 or .20 of a foot above the weir. She noted that the weir is much larger and a lot of water would flow out quickly into the creek once the 100 year storm level is reached. She stated there are calculations used to determine the width and height of the weir based on the 100 year rainfall event. Chairman Goldspiel asked for a recap of the two different wall heights and the reasoning behind them as there is a one foot difference in variance request and an almost 3 foot wall height difference. Ms. Lange stated they are constrained in their design of the site because many conditions are existing. They need to match an existing grade at Weiland, Deerfield Parkway and along the Comerica Bank property. They also have certain requirements for slopes and accessibility issues with parking spaces, sidewalks, etc. In order to meet all these different criteria while staying within code and maintaining reasonable slopes on driveways and parking lots, it becomes very difficult to make everything work. When it becomes necessary to raise the area up even one feet higher requires almost six feet higher. Chairman Goldspiel asked how that can be when it can be met with a much lower wall. He asked if the rim on the detention area could be lowered and still achieve the lower retaining wall height. Ms. Lange stated if they need to keep the parking lot one foot higher than the high water level of the basin,they still need a higher wall because they have to raise the whole area to get that foot higher over the high water level. As the grades start rolling and everything flows,the wall ends up being 3 feet higher. They are still matching the grades but with different percentage of slopes and there are still certain requirements for the slopes of the sewers to reach the elevations. Chairman Goldspiel asked if there are any other ordinances which may apply here besides the Buffalo Grove ordinances. Ms. Lange stated this project is entirely out of the limits of the floodway and the flood plain. Chairman Goldspiel noted there is no issue of compensatory storage or building in the floodway. Ms. Lange stated that was correct. Chairman Goldspiel asked if there is another variance request in regard to building within 100 feet from the center line of the creek. Buffalo Grove Plan Commission-Regular Meeting-June 17, 1998-Page 4 Ms. Lane stated yes. In order to keep 100 feet away from the center line of the creek, it would make this parcel almost impossible to develop with any kind of parking and building. Mr. Freedman stated this problem was very early on discussed with Mr. Kuenkler who felt that at the time the 100 feet distance was promulgated,there were no current ordinances in the Village or in Lake County and there were certain assumptions being made at the time which have now become much more refined. Mr. Kuenider feels it is somewhat of an arbitrary number and sees no difficulty from the standpoint of there being any negative impact. Chairman Goldspiel asked if there is anything here to impact or concern the Army Corp of Engineers. Ms. Lange stated no as there are no wetlands on the site. Chairman Goldspiel asked if any of this area is affected by backup of the Des Plaines River. Ms. Lange stated no. This portion is not affected by the backwater of the Des Plaines River it is so far upstream from the river at this point. Commissioner Krug asked where the .2 of a foot above water level would be in the parking lot. Ms. Lange noted it would be at every point in the lot where there would be a catch basin. She further noted the water gets into the basin through the pipes which comes in at a slower rate than what would be exiting the basin over the weir. Commissioner Krug stated he does not believe this will keep the parking lot dry. Mr. Freedman stated it was Mr. Kuenkler's feeling that if the overflow is designed wide enough there should not be the need for that safety of a one foot spread. Commissioner Krug stated he would like to see a row of hedges along Weiland Road similar to the ones at Chase Plaza so that headlights in the parking lot will not effect traffic on Weiland Road. Commissioner Viehman asked if there has been any consideration of site line drawings for the residences across the street to the west and southwest. Mr. Freedman stated they will do the site lines for this area. Commissioner Viehman stated he agrees with Commissioner Krug's suggestion of screening along Weiland Road which will keep headlights from shining as well as providing one more visual barrier for residents. Buffalo Grove Plan Commission-Regular Meeting-June 17, 1998-Page 5 Commissioner Berman asked if it is possible to be provided with calculations of the volume of water that would be captured within the parking lot during certain rainfall levels. This can then help decide what will flow out of the weir to make sure it will be at a high enough level. Commissioner Samuels noted that what constrains the weir is the fact that the detention basin must hold the 100 year waterfall. Once it reaches this 100 year level, it can dump out at any rate necessary. Commissioner Berman noted that is exactly what his question was directed at. Ms. Lange stated the restriction or rate of release is as the basin is filling up the water exits through a pipe to the creek at a very slow rate. The weir is designed according to whatever the stormwater management ordinance asks for,but once it withholds the 100 year water level, it releases water at whatever rate the ordinance allows for. Commissioner Berman noted there is then still a maximum outflow rate through the weir. Ms. Lange stated that is true in a sense as you cannot let more water out than what is coming in at that point of time in the storm. Commissioner Berman noted he must therefore be assured that water will be able to be released at a rate equal to the rate it is coming in. Ms. Lange stated they will provide those calculations. Chairman Goldspiel noted the ordinance states you cannot discharge water faster than it would have been under nature conditions. This then is a topside limit as to what can be done with the weir. Commissioner Samuels noted the ordinance refers to the 100 year flood. Once you get over that, the water will run off everywhere. Ms. Lange stated they will provide Mr. Kuenkler with the weir calculations. Chairman Goldspiel asked why the rim of the existing detention basin was built too high originally. Ms. Lange stated the rim was not built exactly according to the plans. Also,the normal water levels,the rims at the bottom of the basin and the overflow route and high water level are somewhat different than the original plan. She stated they did a topographical survey of the entire site before starting this project and there are some deficiencies in the basin which they are proposing to correct as part the proposed development. There is some potential to lower the high water level of the basin. Buffalo Grove Plan Commission-Regular Meeting-June 17, 1998-Page 6 Chairman Goldspiel asked if the weir discharge would be overland and if this will create an erosion problem on the bikepath. Ms. Lange stated they are proposing to put a concrete with rip-rap structure as the weir so that the weir is permanently defined. Chairman Goldspiel asked that this erosion problem be posed to Mr. Kuenkler. Commissioner Krug asked if it would be possible to get the drawings of the detention basin as they were approved and as built so that the changes can be readily understood. Ms. Lange stated Mr. Kuenkler has those documents. Chairman Goldspiel stated he feels a fence is necessary whether a 3 foot or 6 foot retaining wall is built. Mr. Pasquinelli asked if some form of hedge would work as well. Chairman Goldspiel stated yes. Mr. Pasquinelli stated they may be able to work out a combination of such a hedge for safety as well as green space to create a visual screening. Chairman Goldspiel noted his concern with a 2 or 3-inch difference in the parking lot as pipes do sometimes go bad and this would create problems in the parking lot. Ms. Lange stated the Village code requires that the 10 year storm goes through pipes and that the basin hold volume of a 100 year storm. One of the things they look for in designing a site is what if all the pipes in the lot were blocked. They certainly do not want their building to flood nor do they want adjacent homeowners to flood. There is another overflow point in the parking lot so that the lowest point in the parking lot would have the water flowing out into the basin before it would overflow into the creek before it would get to the level of the building and before it would flow out onto Weiland or Deerfield. This emergency system is put into the design. CONGREGATION BETH AM. 225 MC HENRY ROAD (CRATE AND BARREL STORE), APPROVAL OF A SPECIAL USE AND AMENDMENT OF A PLANNED UNIT DEVELOPMENT(P.U.D.)--WORKSHOP#2 Mr. Marc Schwartz stated the primary focus of the first workshop were questions concerning traffic flow, primarily of an internal nature and parking. He noted they have now submitted a revised site plan addressing some of the minor issues mentioned on the plan as well as a new traffic report. Buffalo Grove Plan Commission-Regular Meeting-June 17, 1998-Page 7 Mr. Nevin Hedlund stated all the changes in the site plan were in direct response to each of the issues brought forth at the first workshop. The first issue relates to access from the north side of the building and a north door location has now been added which took up one parking space to allow for access to that parking area. Next,was the issue of parking lighting and there is now a diagram showing a series of new site lighting locations that are mounted on the building directed down towards the parking itself allowing for specific lighting levels only on the site parking zone. In addition the dumpster has now been shown on the plan, where another additional parking space has been taken in order to provide same. Screening will be a north/south wall to screen from the west and further screening off the location where the kitchen area is planned in the northwest corner of the building. This will allow for easy screened access for both deliveries as well as trash removal. Mr. Hedlund stated circulation around the building has now been facilitated by creating a one way only circulation pattern around the building that will allow for right hand drop off at two locations. The second location is at the south side of the building. This also relates to the stacking issue,particularly during the Sunday school events. Stacking will now accommodate at least 29 cars. A survey of the existing facility which is the London school located on Dundee Road shows a stacking approximately of a roximatel 20 cars and to date there have been no stacking issues. Mr. Hedlund further noted they have received comments from staff relating to fire access on the site which recommends revision of car stacking which will also provide for an area with no stacking and a curve which will accommodate a turning radius for fire trucks. This modification can easily be accomplished. It would also be possible to provide striping for that lane to make sure there is a dedicated fire access. This one way circulation allows for a reconfiguration of the exit from this one way system to allow for some extra parking spaces and assures that you are heading north when you leave at this exit instead of west,thereby avoiding the shopping center to the south. He further noted they have incorporated a left turn lane that will help the issues of stacking for the Wendy's drive-thru facility. He stated they can extend angled parking throughout the system to ensure that it is a one way system. Mr. Michael Werthmann stated they conducted surveys for the Friday religious services and the Saturday ceremonies. However,they were unable to conduct Sunday school studies and weekday school studies as classes are over for the summer. He stated they only counted people arriving for functions and not the party. The reason for this is that there is a bigger influx of people arriving at one time. For departures,people tend to stay for events and socialize and departure times are extended over longer periods. On Friday the average is about 60 vehicles in and about 5 out, with a peak parking demand of 55 to 60 vehicles. On Saturday the average tends to be the same with parking demand at about 78 to 81 vehicles. The auto occupancy was approximately 2.5 which is slightly higher than stated in the first traffic report. The congregation estimates an auto occupancy of between 3 to 4 persons for school programs. The weekday school religious school program generates about 25 cars in and 25 out. An increase in membership would mean about 35 cars in and out. The Friday religious service has about 60 cars in, 5 out with a maximum projection of 105 in and 10 out. Saturday ceremonies are roughly the same as Friday Buffalo Grove Plan Commission-Regular Meeting-June 17, 1998-Page 8 i nights. Sunday school is about 115 out and the same out. He further stated only one function occurs during the peak hour of traffic on the existing roadway system and that is the religious school program which occurs between 5:00 to 6:00 p.m. Mondays through Thursdays. Everything else occurs outside of the peak hour when traffic on Lake Cook Road and Route 83 is much lower. Saturday ceremonies end at noon,but there is usually a function afterwards so it will probably extend on to 1:00 p.m. or 2:00 p.m. Mr. Werthmann stated they did counts on Bank Lane on a Friday evening and Saturday afternoon which showed 83 cars. These are highest traffic volumes that would be generated on Bank Lane. The synagogue does not generate a significant volume at this time. Everything appears to work fine on Bank Lane except for the intersection of Route 83 and Bank Lane. All the other intersections and Bank Lane itself has enough capacity to handle the existing traffic and projected traffic. It can be difficult at peak hours to make a left turn out of the intersection of Bank Lane and Route 83. The traffic on Route 83 is high between 4:00 p.m. and 6:00 p.m.but very little can be done about this problem. The state will not allow a traffic signal there because the traffic there will not meet warrants even with a new grocery store coming. Also,the proximity of this intersection to the other two signals will restrict a signal at this intersection. Mr. Werthmann stated the impact of this development will be reduced because traffic generated by the synagogue on Fridays between 4:00 to 6:00 p.m. and Saturdays between 11:00 a.m. to 1:00 p.m. is at its lowest. Also,not all the traffic will be making a left turn out of the site. It is roughly a 60/40 split or perhaps a 50/50 split. Lastly,there is also a second entrance down at the shopping center. He stated that while they cannot do a lot to mitigate this problem,they are not really contributing to it in any significant way. Mr. Werthmann stated they examined the cut through issue by doing counts on Brunswick on Friday and Saturday. Friday happened to be a power out of traffic signals on Lake Cook Road. If there was going to be cut through traffic,this would be a good example. The counts did show some cut through traffic. The cut through traffic is a result of traffic on Lake Cook Road on weekday evenings and mornings. Most of the cut through traffic is traveling from McHenry to Weiland as opposed to traveling from the shopping center to Weiland. People using this cut through route are using it to travel from the west on Lake Cook Road. Not very much can be done to mitigate this situation but also the synagogue will not be contributing significantly to this problem as not much traffic is generated by the synagogue during peak hours. Secondly,the members of the synagogue will probably have the same thought process as the patrons of the retail stores here and will not find it a quicker route to get out. Lastly,the congregation is willing to work with the community and will educate their members not to use this cut through route and if it is a problem,they are willing to try to fix it. Mr. Werthmann noted the concern with the Wendy's traffic is regarding the stacking and drive thru. During the lunch period and occasionally during the evening,traffic backs up outside of the stacking lane both northbound and southbound. Once again, the main problem is at lunch and the synagogue does not generate traffic at that time. Saturday most synagogue traffic is generated Buffalo Grove Plan Commission-Regular Meeting-June 17, 1998-Page 9 between 9:00 a.m. and 10:00 a.m. Traffic will be leaving at a somewhat peak time but should not be significant because it will be spread out. In addition if there are major social events afterwards, most of the traffic will not be leaving until 1:00 p.m. or 2:00 p.m. which will be outside of the Wendy's peak. He suggested the creation of a three lane cross section for the access road. In this way the traffic waiting to turn left into the Wendy's can stack up in the middle lane and allow other northbound traffic to proceed in the east lane adjacent to the Crate and Barrel store. The right turn traffic and southbound through traffic will still wait in the west lane when the restaurant drive-through is fully stacked up,but northbound traffic will flow more freely with the three-lane configuration. He commented that southbound through traffic may be able to use the middle turn lane in some situations to make a jog and continue southward. Lastly, the congregation is willing to work with Wendy's to see if they can improve the operation of the facility. One recommendation is to move the order board up as far as possible to create some more stacking capacity in the drive-through lane. Mr. Werthmann further noted the pick up/drop off has been switched to a one-way clockwise circulation starting from the northwest and circling around. A one way circulation is preferred so that drop off occurs on the right hand side. All parking spaces will be angled so it is more efficient to get in and out. A one way circulation also cuts down on the number of turning conflicts and driver decisions. It also provides between 30 to 35 spaces for stacking and still provides a by-pass lane for traffic that wants to get out or for emergency vehicles. This should be more than sufficient to accommodate the peak demand of the Sunday school. The existing school has stacking for about 20 vehicles. The enrollment will only increase approximately 40 percent and based on those numbers this stacking should work. If any problems develop,the congregation has said they will work to space the timing between the ending of one and start of another session so that not all the traffic comes at one time. Mr. Werthmann stated they studied the internal conflict between the adjoining access drive. Most of the traffic is low here. To help mitigate the traffic and to reduce the amount of turning conflicts,they are proposing to close off the street where the old guard station was and to force the traffic leaving the drop off/pick up to come up and around to come back in. Commissioner Samuels stated he agrees that for the most part the traffic and parking volumes are not conflicting with the peak hours on the surrounding streets. The biggest problem will be Sunday mornings and he asked if there can be any arrangements for police presence at Bank Lane to facilitate left turns out of there. Mr. Schwartz stated the congregation is not prepared to commit to police involvement at this point in time. The congregation is prepared to deal with the issue and if that is what is necessary, then that is the way it will be dealt with. But to commit them of bind them to something that may not be necessary is not a good idea. If the impact of the religious school is problematic and some kind of assistance to direct traffic is required, it is certainly something the congregation will explore because the congregation is there to serve the community at large besides its own synagogue community. In addition, it is in the best interests of the congregants to be able to Buffalo Grove Plan Commission-Regular Meeting-June 17, 1998-Page 10 enter and exit safely. Commissioner Samuels noted a good portion of the people will want to head southbound and will use the light at the shopping center. It would be a good idea for some kind of police help at Bank Lane to facilitate left turns. Mr. Werthmann noted that traffic on Route 83 on Sunday morning is at its lowest peak and there will be gaps available to facility more traffic. Commissioner Viehman stated this is not a prime area for good traffic flow and it would not be a good idea to upset the retail merchants in the area. He asked if the width of the street where the three lanes of stacking for Wendy's is proposed is sufficient for those three lanes. Mr. Werthmann stated the street is a minimum of 30 feet and perhaps somewhat larger which is not a problem. Commissioner Viehman asked about the status of Lot 3 as there is a large for sale sign still up. Mr. Schwartz stated Congregation Beth Am is purchasing Lot 2 and 3. The sign is there because there is a zealous realtor for the seller who has not yet pulled the sign down. The land will be used for green space. Commissioner Viehman asked if the intent is to angular park all of the parking on the north side. Mr. Hedlund stated yes. Commissioner Moons asked if there is any possibility of having an additional exit on the southeast side of the property so that some of the cars could exit on the southeast side. Mr. Hedlund stated there is actually a gate there,but for security reasons both the current owner and the synagogue would not have that as an access to the site. Chairman Goldspiel asked if the handicapped parking spaces are in the correct places. Mr. Hedlund stated they are not changing the location of the existing spaces. Chairman Goldspiel stated he would like to be sure those handicapped spaces are located properly under the ordinance. Mr. Hedlund stated it would not be a problem to move the existing spaces closer to the front entrance. Chairman Goldspiel asked what would happen if a driver decides to back up on the access road Buffalo Grove Plan Commission-Regular Meeting-June 17, 1998-Page 11 because he missed an open space. He asked if the roadway will have sufficient space if the parking is angled. Mr. Werthmann stated yes. Chairman Goldspiel asked why the false front lumber sheds are being kept. Mr. Hedlund noted the idea was to maintain the facade of those sheds for the neighbors to the east. Chairman Goldspiel noted the use will be changed for the better so why not get rid of the sheds which can attract all kinds of maintenance problems and nuisances. Mr. Hedlund stated there is an expense involved in the demolition which is much greater than the actual maintenance of the facility. It also becomes premium covered parking as opposed to the rest of the parking. They would prefer to spend money to build something on the inside instead of demolition. Chairman Goldspiel stated he has heard reports that the sheds are inhabited by birds and other animals and he is concerned. Mr. Schwartz stated the reason for some of the problems is that the sheds are not in use at this time. Once they are in use as parking on a regular basis,they will be cleaned and maintained by the janitorial staff. He further stated they have not heard any complaints or any requests from the Woodstone subdivision to do anything but leave these sheds. There is landscaping in addition to the sheds and works well. Chairman Goldspiel asked if the cars backing out of the sheds will be sufficiently visible to people coming down the drive. Mr. Hedlund stated yes and noted the spaces are open except for columns between every third car. Chairman Goldspiel asked what the parking situation will be for the high holy days. Mr. Schwartz stated it has been noted they are working out a parking agreement with Town Center to utilize their facility on the two high holy days celebrated by Beth Am. He noted they will work out a parking arrangement with them and the congregation will provide a police officer or other traffic assistant to cross people on the roadways for those two days. He further noted they will also use the grassy area on Lot 3 if there is no rain. Commissioner Berman asked if signage is planned at the southwest corner which will be blocked to make people aware that they cannot enter at that point. Buffalo Grove Plan Commission-Regular Meeting-June 17, 1998-Page 12 Mr. Hedlund stated yes. Mr. Pfeil noted that the restriping of the access road between the Wendy's restaurant and the Beth Am facility may require approval from Wendy's as the access easement is partially located on the lot occupied by the restaurant. Mr. Hedlund stated the easement runs right down the middle of the road. The separation between Lot 1 and Lot 2 is directly in the center of the road. Mr. Pfeil stated Wendy's may have some rights concerning changes to the easement and this should be clarified by the petitioner. He stated he will have to review this revised plan with the three-lane configuration and access aisle closures with the Village Engineer,the Fire Department and the Police Department to see if there are any concerns. He noted the Fire Department will definitely be concerned about the impact on the fire lane the west side of the building with the proposed three-lane configuration. Judith Feder, 106 Woodstone Drive, asked if the dumpster area can be screened on the north side as well as the west side. Mr. Hedlund stated the dumpster location will have doors to close when it is not being accessed. The view from the north will be of doors and the actual doors will be screened on the west by a wall that extends into the parkinglot. There is obviouslya screen around the dumpster on the P north,west, east and south. Ms. Feder noted a recent disturbance at Wendy's at 1:00 p.m. on a Saturday which is the time services will be held at the synagogue. She noted this is obviously a busy time at Wendy's and should be taken into consideration when considering this development. Mr. Schwartz stated the synagogue peak would be at the entry in the morning and not at the exit in the afternoon which will be letting out on a less frequent basis. Otherwise,they acknowledge Saturdays are busy at the Wendy's. Helene Stein, 97 Woodstone Drive,noted her concern with the Bank Lane exit which has a very long wait time for left turns even now. With the proposed development,traffic problems can only become worse. Chairman Goldspiel asked about any studies of gaps in traffic flow along Route 83. Mr. Schwartz stated that during the planning for the hotel development they worked with IDOT to modify the gaping for the signals and they were told that they were set as best as they could be considering the volume of traffic. Commissioner Samuels noted that there are two right-out driveway exits that allow northbound Buffalo Grove Plan Commission-Regular Meeting-June 17, 1998-Page 13 turns onto Route 83 between Bank Lane and the signalized intersection at the Grove shopping center. Therefore, even if the signal at the Grove shopping center is stopping some northbound traffic,there are still two opportunities for vehicles to turn northbound onto Route 83 that would affect turning movements from Bank Lane onto Route 83. He commented that these conditions make it very difficult to provide effective traffic gaps even if Bank Lane is signalized. ZONING ORDINANCE REVISION--STATUS OF REVIEW COMMITTEE DISCUSSIONS Mr. Pfeil stated this will be an ongoing process and a committee is starting with Trustees Rubin and Reid as well as Commissioner Krug and Mr. Henrich of the Zoning Board of Appeals. He stated they have not yet formulated a work plan with a comprehensive approach to revising the Ordinance. He would like comments from the Commission concerning issues or items that should be addressed in the revision process. Commissioner Krug stated he would like to address the issue of connecting access for shopping centers along Milwaukee Avenue. He would also like to address parking issues at the shopping centers regarding parking reserved for specific stores versus parking anywhere on the property or on adjacent parking lots on other properties. Chairman Goldspiel asked if perhaps some kind of special ordinance is necessary for downtown Prairie View in order to encourage redevelopment as an"historic district". He asked if a special ordinance of some kind would be useful in order to preserve the neo-traditional character of the area. Commissioner Samuels noted some caution should be used before jumping into neo-traditional zoning as there is considerable evidence that these properties will not do as well on resales as others. He further noted it can also severely limit development of an area. Commissioner Krug stated the committee also discussed home businesses and the need to possibly change the language of the code. CHAIRMAN'S REPORT Chairman Goldspiel noted receipt of a letter from a resident who is concerned about the proposal of an auto dealership on Dundee Road. However,this property is in Arlington Heights,not Buffalo Grove. FUTURE AGENDA SCHEDULE Mr. Pfeil stated there will be a meeting on July 1, 1998. PUBLIC COMMENTS AND QUESTIONS -None Buffalo Grove Plan Commission-Regular Meeting-June 17, 1998-Page 14 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 10:20 p.m. Respectfully sub ed, • Fay/Rub?/R cording Secretary APPROVED BY: TEP N GOLDSPIEL, hairman Li Buffalo Grove Plan Commission-Regular Meeting-June 17, 1998-Page 15