1998-05-20 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
May 20, 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#1
Congregation Beth Am,225 McHenry Road (Crate and Barrel store),
Approval of a Special Use and amendment of the Planned
Unit Development(P.U.D.) --Workshop #1
Buffalo Grove Town Center Unit 8 (Eagle Food Store)
Plat of Resubdivision
Recording Secretary, Fay Rubin, 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.
Moved by Commissioner Krug, seconded by Commissioner Berman to elect Commissioner
Samuels Chairman pro tern. The motion was carried unanimously for Commissioner Samuels to
be Chairman pro tern for the evening.
Commissioners present: Mr. Krug
Ms. Howard
Mr. Samuels
Mr. Berman
Mr. Trilling
Mr. Ottenheimer
Mr. Viehman
Commissioners absent: Mr. Goldspiel
Mr. Moons
Also present: Mr. Lawrence Freedman,Ash, Anos, Freedman& Logan
Ms. Karen Doulton Lange, Spaceco, Inc.
Mr. Adam Miller,Kiferbaum Construction Corporation
Mr. Marc Schwartz, Marc Schwartz& Associates
Mr.Nevin Hedlund,Nevin Hedlund Architects, Inc.
Buffalo Grove Plan Commission-Regular Meeting-May 20, 1998-Page 1
Mr. Michael Werthmann, Kenig,Lindgren, O'Hara,Aboona, Inc.
Mr. Joseph Pasquinelli,Archideas
Mr. Brian Rubin,Village Trustee
Mr. Robert Pfeil,Village Planner
APPROVAL OF MINUTES -None
COMMITTEE AND LIAISON REPORTS
Commissioner Krug stated he attended the Village Board meeting on May 18, 1998 and he noted
that Commissioners Howard, Ottenheimer, and Viehman were reappointed for another term on
the Plan Commission.
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#1
Mr. Freedman reviewed the history of the site stating that Busch Weiland Partnership has owned
the property since 1986 when it was annexed to the Village along with the property immediately
to the north which is presently the Creekside Commons shopping center,the area to the northeast
which is now an apartment complex and the Corporate Grove area to the east. At the time there
were no plans to develop the site or bring it into the Village. It was the Village who approached
the owners as the site was needed for contiguity in order to develop the Corporate Grove area.
Mr. Freedman noted that normally a developer has an idea of what he wants to do with a
property which is being annexed. In this case there was no idea of what should be done.
Therefore the original annexation parcel was designated as B-1, R-9 Multi-family and Industrial.
Part of the industrial tract was sold to Comerica Bank which has since become LaSalle Bank. At
that time Aptakisic Creek was moved and the property was subdivided into three lots. Lot 1 was
sold to the bank, Lot 2 was designated for stormwater detention for both the bank site and the
balance of the site which is now Lot 3. Only a portion of Lot 3 is developable due to a
stormwater detention easement needed for the Aptakisic Creek floodplain.
Mr. Freedman stated the owners have now decided to develop a speculative office building.
Village staff has suggested that Office and Research zoning would be more appropriate than
Industrial zoning, although the office use is permitted in the Industrial District. The Office and
Research zoning will allow some latitude with setbacks such as along Weiland Road. The only
variations sought relate to engineering standards concerning proximity to Aptakisic Creek and
the elevation of the proposed parking area above the floodplain.
Buffalo Grove Plan Commission-Regular Meeting-May 20, 1998-Page 2
Ms. Karen Lange of Spaceco, Inc. stated that Aptakisic Creek has been relocated to the southern
portion of the site and there is a bikepath on the north side of the creek which will not be
touched. She stated two variations of the Development Ordinance are being requested. The first
variation is the standard concerning the elevation of the parking lot. The Village's standard
requires the lowest elevation in the parking lot to be 1 foot above the high water level of the
stormwater detention area. The second variation is to allow the parking lot within 100 feet of the
center line of Aptakisic Creek.
Ms. Lange noted that there is a detention basin in the northeast corner of the three-lot
subdivision. She stated that this area will be cleaned up by re-grading and planting with grasses
and ornamentals to beautify the area. All of the stormwater drainage in the parking lot would
drain to this basin which is restricted before it discharges to Aptakisic Creek. The Village
standard requiring the parking lot to be 1 foot above the high water level of the basin is to
prevent stormwater back up on to the parking lot during heavy storm events. The rationale is if
the detention basin becomes full during a 100 year storm event,and if the parking lot structures
are below that high water level elevation,water will begin to come up and storing in the parking
lot. She stated that the proposed design will be comply with this requirement and that they have
adequate volume in the detention basin to prevent water storage on the parking lot.
Ms. Lange stated the challenge on this site is in the site constraints caused by the existing creek
and the bikepath. Once the building and parking are placed on the site, it is close to the bikepath
and a 3 foot high retaining wall will be necessary along the south side of the parking lot along the
bikepath. That is to keep the parking lot and the building high enough so that it can drain
properly into the existing detention basin.
Ms. Lange stated she is proposing to have the lowest level in the parking lot to be at or above the
high water level and that is the reason for the 1 foot variation request. In order to meet Village
ordinance standards,they would need to raise the parking lot even higher and with a 3 foot
retaining wall on the south edge and the wall would have to be nearly 6 feet high. She stated
they are not proposing any stormwater detention in the parking lot. Because of the proximity of
the detention basin to the creek,there is no obstruction between the existing detention basin and
the outflow. This means the water from this detention basin, once is reaches the 100 year level
can easily flow out to the creek.
Ms. Lange stated the second variation concerns the distance of the parking lot to the centerline of
Aptakisic Creek. The Village's ordinance requires a minimum distance of 100 feet from a
structure to the centerline of the creek. Because of the relocation of the creek to the south side of
the site,the property area would be virtually undevelopable if a parking lot had to be 100 feet
from the creek.
Buffalo Grove Plan Commission-Regular Meeting-May 20, 1998-Page 3
II
Mr. Pasquinelli noted that the original property has been subdivided into three lots. A
predominant feature of the site is the stormwater easement which has the creek running through
it. This creates a substantial buffer to the single family residential on the south and the industrial
area on the east. He stated there is a common access point on Weiland Road for both the bank lot
and the proposed office site. There is a secondary access point on Deerfield Parkway which is a
right in, right out. He noted a large portion the office site (Lot 3)is unbuildable due to the
floodplain.
Mr. Pasquinelli stated the proposed building would be two-stories with a total floor area of about
51,000 square feet. The plan provides 212 parking spaces which is slightly over the Village's
requirement for general office use. However,they feel the amount of parking proposed is
necessary to ensure that tenants will have adequate parking. He stated they have located the
building to stay as far away as possible from the residential area to the south.
Mr. Pasquinelli noted that the entrance to the building will be visible from the main access on
Weiland Road. He said that the entrance is in the center of building and thereby accessible to a
majority of the parking. There is a loading area on the east side which includes a remote trash
enclosure to be enclosed with solid fencing. There is clear access all around the building for
emergency response by the Fire Department. The parking lot lighting will be designed to keep all
light on the site with no spillover to other properties. A significant feature of the project is a
retaining wall along the edge of the stormwater easement and bikepath which will help to
negotiate some of the grades to allow for the parking lot to be built and drained into the detention
area.
Mr. Pasquinelli noted the height of the building is approximately 30 feet. The predominant
materials are glass and precast concrete which will be colored in lighter tones. The glass will be a
grayish-green color set in silver aluminum frames. They have tried to break down the elements of
the building into smaller parts to relate more to the scale of the residential neighborhood. This is
a transitional site and they have tried to balance the concerns of leasing office buildings and
creating a nice character for the building. He stated they have bermed up to the window sill line
effectively helping to lower the overall mass of the building. This will help reduce its size and
bulk.
Mr. Pasquinelli reviewed the requested 3 foot retaining wall noting that without the variance the
wall could become quite tall and ungainly. He discussed the landscape plan,noting the parking
will be broken up with landscaped islands so that there are no more than 20 cars in a row. Every
island will be landscaped with a tree. The perimeter along the bikepath will have river birch
trees which are consistent with those in the creek bed. The river birch will also be repeated up
along the building. There will be areas of shrubs and annuals and perennials flanking the
entrance as well as flanking the vehicular entrance. The basin will be entirely cleaned and
sodded and then maintained.
Buffalo Grove Plan Commission-Regular Meeting-May 20, 1998-Page 4
1
Commissioner Ottenheimer asked if Mr. Kuenkler has commented on the requested variations.
Mr. Pfeil commented that Mr. Kuenkler has discussed the plan with the project engineer,
he is not aware of any concerns or objections with the proposed plan by Mr. Kuenkler up to this
point.
Commissioner Ottenheimer asked if the variations would still be needed if another type of
project were built.
Mr. Pfeil stated he does not know how the requirement for a 100-foot setback from the creek
would ever be overcome. He noted that the site is virtually unbuildable if this standard has to be
met.
Mr. Freedman stated the Village Engineer did not feel the concept was one he would have
difficulty with.
Commissioner Ottenheimer asked if there were any potential users for the building.
Mr. Freedman stated no,noting they felt that was premature.
Mr. Adam Miller of Kiferbaum Construction stated they believe this kind of building would
appeal to law firms, designers and accountants and in general more of a general office type user.
The building shies away from more of a retail type of application or medical type application due
to the parking.
Commissioner Ottenheimer asked if it is anticipated to have more multiple users than a larger
single user.
Mr. Miller stated the building will be set up to handle multiple users but it could go to a single
user or one user per floor.
Commissioner Krug asked where the mechanicals for the building would be housed.
Mr. Pasquinelli stated they are contemplating rooftop equipment behind screens. He noted the
basic core of the building is used for elevators and washrooms in the center of the building.
There are exit stairs on either end. This provides an excellent opportunity to bring the
mechanical distribution into the building. He stated they plan to provide rooftop screening for all
rooftop equipment.
Commissioner Krug asked how high the nearest two-story residence is in relation to the proposed
building.
Buffalo Grove Plan Commission-Regular Meeting-May 20, 1998-Page 5
Mr. Pasquinelli stated his experience with two-story residences is that to the top of the second
floor wall is about 17 to 18 feet and then the roof takes off from there.
Commissioner Krug stated he would like to see sight line drawings from the residential area to
the building.
Mr. Pasquinelli stated there are two ways to screen. One way is to raise the height of the
building on the exterior up 4 to 6 feet. The other way is to set the equipment on top in the very
center and come around it with the same 5 foot screen. The overall effect of the building will be
lower if a screen in the center is done.
Commissioner Krug asked if the engineering plan has taken into consideration all the current
data from the Corps of Engineers concerning flood events in the Aptakisic Creek system near the
site.
Ms. Lange stated that when the creek relocation was done, all projections were taken into
account and the modification was done in accordance with FEMA requirements.
Commissioner Krug stated he would like to know the height of the creek before the 1986 flood.
He asked if the issues presented in the Fire Department memo have been addressed.
Mr. Pasquinelli noted the building is accessible around three sides of the building. He noted if
the loading area is inadequate they could likely work a loading zone into the edge of the building.
He stated a building of this size does not really require a large loading berth or depressed dock.
Commissioner Krugstated he would like to see a larger scale on the loadingarea and the
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dumpsters.
Commissioner Viehman stated his sense of the memo from the Fire Department was that the
concern with the loading area is that trucks will stop in the fire lane and load. He noted the
commentary made is that there needs to be a space made available not in the fire lane.
Commissioner Viehman asked what happens to the level of the parking lot relative to the
building height when the retaining wall height is reduced and subsequently what does that do to
the berming that was mentioned which would be used to reduce the height appearance of the
building.
Ms. Lange stated the proposed 3 foot high retaining wall would lower the top of foundation
elevation of the building as well so that the whole site grade is lowered. The berming in front of
the building can still take place because it is like a fake berm.
Buffalo Grove Plan Commission-Regular Meeting-May 20, 1998-Page 6
Commissioner Viehman noted that with that answer the line of sight drawings will be even more
important to determine the impact of the proposed design. He asked what the impact would be on
the flow of water from the parking lot into the detention pond.
Ms. Lange stated the flow of water from the parking lot to the detention basin remains the same
as it is via pipes under the parking lot which discharge into the basin. Any overflow of the basin
would overflow towards the creek and this site is quite a bit higher than the creek. In order for
the creek to back up into the basin and flood the parking lot, it would have to be well over the
100 year storm event.
Commissioner Viehman noted the parking on the north/south roadway on the west end of the
property even with a 26 foot width may raise some concerns with backing into the line of traffic
there. Depending on users,that is a critical issue relative to the users of the building. If the users
are fairly stable,then cars will be more stationary. But activity that will bring a lot of people in
and out will raise more concern.
Commissioner Howard asked if the required 25-foot wide landscaped yard along Weiland road
will be provided with no encroachment of bumper overhang from parked vehicles.
Mr. Freedman stated yes.
Commissioner Howard asked if there is any possibility of shared parking with LaSalle Bank on
the land between the bank and the proposed office building.
Mr. Freedman stated that the bank has been asked to consider this concept but it appears that they
are interested in developing shared parking between the two buildings.
Commissioner Berman asked if the Village Board had any reservations about removing this
parcel of land from any kind of tax revenue generating retail type uses given its destination as a
commercial location.
Mr. Pfeil stated the Board did not comment on this issue when the project was referred to the
Plan Commission. Part of the context is that it has been difficult to find a good use for this
property so the Board referred this office project without any reservations.
Commissioner Trilling suggested integrating the dumpster itself with the building ideally on the
north side of the building so that it is hidden from almost any view. This would also be
beneficial for any vans and the like. He asked if the high water level can vary.
Ms. Lange stated yes.
Buffalo Grove Plan Commission-Regular Meeting-May 20, 1998-Page 7
Commissioner Trilling noted that by lowering the high water level by two feet,the building and
the parking can be at a lower elevation than if maintained at its current level of 773.
Ms. Lange stated yes and noted that in turn allows for a lower retaining wall.
Commissioner Trilling asked what prohibits going to an even lower high water elevation.
Ms. Lange stated further lowering the high water level would cause the rims of the existing catch
basins that service the bank site to be lower and water would back up into the bank site. The
location of the normal water level would require going deeper which would therefore mean
losing volume. This is a dry bottom basin and they want to maintain it as such as you cannot
have a wet basin in this location. In addition a wet basin does not have enough room for Village
requirements for depth of water. In addition,the low flow water runs out of this detention basin
through a pipe to the creek. In lower rainfalls water goes through via a pipe and exits the site to
the creek. Therefore they are limited to what the existing pipe outlet is. Right now the rims of
the catch basins are approximately 668.96. The rim is being lowered to 668 even. It is the catch
basins on the bank lot and the outlet pipe to the creek are the constraints on the site.
Commissioner Trilling noted he would like as much information as possible provided to the
Village Engineer for him to evaluate and ascertain that this is the lowest water that can be
achieved.
Ms. Lange stated they have given Mr. Kuenider their report.
Commissioner Trilling stated a 5 to 6 foot parapet around the building for screening of HVAC
equipment may not be necessary at that height based on a line of sight study
Mr. Pasquinelli stated they will do a line of sight study but it has been his experience that you
cannot get far enough away from the building with the line of sight view. He noted his preference
would be to raise the screen to at least the height of the equipment so that from all around the
equipment would not be visible. He stated it will probably be a solid material screen made out of
metal with a shallow corrugation that is almost flush in keeping with the style of the building.
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Commissioner Trilling stated the developer should consider restricting uses who tend to crowd
into office space such as telemarketing firms.
Mr. Pfeil stated the Zoning Ordinance does not make a distinction concerning telemarketing or
customer service operations. Medical and dental offices are the only uses that have a more
stringent parking requirement than general office use.
Commissioner Trilling asked if there has been any consideration to raising the bikepath in any
Buffalo Grove Plan Commission-Regular Meeting-May 20, 1998-Page 8
way in lieu of building the 3 foot retaining wall.
Ms. Lange stated they do not want to get anywhere near the bikepath because it is in and on the
flood plain. Even raising the bikepath would still mean sloping down from the path to the creek
which would be filling in the flood plain.
`./ Commissioner Trilling asked what kind of retaining wall would be constructed.
Ms. Lange stated they are looking at a keystone type of retaining wall which is more decorative.
Mr. Pasquinelli stated they have not yet determined the type of wall,however, as it gets taller the
keyblock wall may not work structurally and it may require a structural retaining wall if it
becomes 6 feet tall with some other facing material on top. The intention is not to have an ugly
wall of exposed concrete there.
Commissioner Trilling asked what kind of landscaping would be done in front of the retaining
wall.
Mr. Pasquinelli stated they will consider landscaping.
Commissioner Trillingnoted that there is only3-acres of usable area on the site and as such the
densityof this building is somewhat high.
Mr. Freedman noted the building does take into account the open space around the area and the
density is fairly low because of it.
Commissioner Berman asked if the developer plans to do a traffic study in relation to Weiland
and Deerfield Parkway.
Mr. Freedman stated they do not feel one is necessary.
Ms. Lange stated she spoke to Mr. Kuenkler on that subject who stated he did not feel it would
be necessary because it was all discussed when the bank was developed originally.
Commissioner Berman noted a prior concern about the impact of traffic in that stretch,
particularly in relation to the residences across the street to the west and their ability to access
and egress from their development. At the time the Commission was satisfied that the bank
would not pose an undue burden on the traffic pattern. However,he would like to confirm that
this development will not create further problems or conversely that the improvements at the
Weiland and Deerfield Parkway intersection have alleviated any potential problems.
Buffalo Grove Plan Commission-Regular Meeting-May 20, 1998-Page 9
Mr. Freedman stated he would request that staff consider asking the Village traffic consultant
and Mr. Kuenkler whether they feel they have enough data to answer this question. If not,they
will commission a traffic study.
Chairman pro tem Samuels asked why a guardrail is planned for a 6 foot retaining wall but not
for a 3 foot wall.
Mr. Pasquinelli noted a guardrail is actually not required for either wall, however,he feels for
practical concerns and safety one should be placed if a 6 foot wall is chosen.
Chairman pro tern Samuels asked if the building will have a sprinkler system.
Mr. Pasquinelli stated yes.
Chairman pro tem Samuels asked if the full access driveway on Weiland is wide enough to
handle one incoming lane and two outbound lanes.
Ms. Lange stated they will have to look at that.
Chairman pro tem Samuels stated it might be a good idea to look at that because an office use
does create a need.
Mr. Freedman noted that frontage road was put in with the understanding that it was quasi
temporary depending on the future use.
CONGREGATION BETH AM, 225 MCHENRY ROAD(CRATE AND BARREL STORE),
APPROVAL OF A SPECIAL USE AND AMENDMENT OF THE PLANNED UNIT
DEVELOPMENT(P.U.D.)--WORKSHOP#1
Commissioner Trilling stated that as a member of the congregation and as a member of the
design and construction committee for the congregation he will recuse himself from any
discussion on this matter.
Mr. Marc Schwartz stated the petition is for a concept and preliminary plan review of Lots 2 and
3 of the Seigle subdivision. The Crate and Barrel lot is zoned B-3;the vacant parcel is zoned
B-2. The request is for the approval of a Special Use to allow for the operation of a synagogue at
this site.
Mr. Schwartz stated the plan was referred to the Plan Commission on April 20, 1998. The
synagogue is looking to use the existing Crate and Barrel building as a synagogue structure. The
exterior would be modified in a very insignificant manner to provide for the needs of the
Buffalo Grove Plan Commission-Regular Meeting-May 20, 1998-Page 10
synagogue. Lot 2 has an existing 132 parking spaces and the proposed plan is for 177 parking
spaces. The proposed sanctuary is really the determining factor as to parking which provides for
one parking space for each 3 seats. The proposed sanctuary is 275 seats and therefore the
requirement is for 92 parking spaces. Therefore there are 89 spaces proposed in excess of the
requirements of the existing ordinance.
Mr. Schwartz stated Congregation Beth Am is seeking to come to Buffalo Grove primarily
because it is a congregation which exists now in Wheeling and has been expanding dramatically.
The congregation presently consists of 490 families and of those 490 families,246 families
reside in Buffalo Grove. Since July, 1995 Congregation Beth Am has grown by 199 families.
Of those recent families, 116 of those families are Buffalo Grove residents. The congregation
with 490 families is approximately 2800-2900 people. It is anticipated that the synagogue will
grow to about 600-650 families over a long period of time.
Mr. Schwartz stated the Seigle site is one that was developed and approved by the Board in 1989.
At that time the Seigle store was developed primarily for the purpose of the developer and
construction trade. At the same time, Seigle was developing its site on Route 60. The plan was
that 60-65percent of the sales that would begenerated bythe Buffalo Grove store would be
developer sales, construction sales and that the retail component would be somewhere around 35
percent of sales. However,the market shifted dramatically with growth moving further north.
The Seigle construction and development store in Mundelein took hold over and above the
Buffalo Grove store. The Buffalo Grove store was not designed as a retail center and a retail
outlet as evidenced by the fact that it is set back from the roadway,the network of roadways
within the development site are not designed for tremendous traffic volumes,and the signage is
sparse.
Mr. Schwartz noted the building is now leased to Crate and Barrel who has not been able to
generate the traffic. The reason this is an unsuccessful retail location is primarily due to the fact
that the building is set back, it does not have exposure on either Lake Cook Road or Route 83,
the signage is diminutive and because it was not developed as a major retail site. This site is a
natural fit for Congregation Beth Am which is interested in a location and a facility which can
house its growing community in Buffalo Grove.
Mr. Schwartz stated the Crate and Barrel store was projected to generate five million dollars at a
minimum in retail sales from the Buffalo Grove site. The Crate and Barrel store last year
generated slightly under 1.1 million in sales which is why Crate and Barrel no longer wishes to
remain a tenant in that location. He further noted that in taxable revenue from sales last year the
Village of Buffalo Grove received only about$10,000 to $12,000. This is an insignificant
amount of sales tax when looking at the Village in its entirety.
Mr. Schwartz noted the synagogue chose this site because they have a seller who is looking to
Buffalo Grove Plan Commission-Regular Meeting-May 20, 1998-Page 11
sell the property to a part who can utilize it to its best advantage.
Mr. Nevin Hedlund of Nevin Hedlund Architects,Inc. stated the original development was
broken into three parcels. Lot 1 is the Wendy's site,Lot 2 is the original Seigle site and Lot 3 is
the undeveloped site. Lot 2 has 132 existing parking spaces half of which are in front of the
building and the other half on the north side of the building. The main entry to the existing
building is located on center with the access road. To the north is a blank wall facing the
residents. On the east is a warehouse structure which was built to house lumber. The backside
of this structure was rendered in brick and has windows with shutters to give it the appearance of
a series of townhomes. This facade faces the back of the existing shopping center where there is
an open warehouse structure. Mr. Hedlund stated they are proposing improvements to the rear
portion of the building which currently includes loading areas.
The traffic flow extends around the entire lane which maintains a fire lane and the existing access
to the fire connection on the north side of the building will be maintained. New lighting will be
introduced on the north parking lot to accommodate night vision. However,this will be with
prescribed cut off angles so as not to affect neighbors to the north.
Mr. Hedlund stated they are proposing specific improvements for the rear of the building to
include a drop off zone with additional parking at the rear warehouse. There will be a new
second entrance with a paved walkway underneath a canopy with new landscaping. The
existing parking spaces in the front will remain as well as the existing parking spaces to the
north. He stated they will maintain the structure as is as it is a buffer between the structure and
the houses to the east.
Mr. Hedlund stated the building is comprised of two buildings. One is the large structure in front
of the building that houses the main display area. The second structure is a warehouse structure
in the rear of the building. Within these two structures are the main components for the building
program. One is the sanctuary space which will be in the rear building. The social hall and
classrooms will be toward the front of the building. He further noted the traffic study numbers
were generated directly from how the building will be used. The sanctuary space is projected to
have a maximum of 275 seats to be used on an average basis. The social hall is shown with the
potential for 300 dining seats and this responds to a typical use for a Saturday night function.
There are 20 classrooms to accommodate usage on weekdays and Sundays. The traffic report
also responds to the issue of high holiday use where there are specific functions that require the
maximization of the number of seats used for this one time event. This plan responds by having
an expanded multipurpose room between the social hall and sanctuary where up to 900 seats can
be accommodated for this one time event.
Mr. Hedlund stated there are two entries to the building. One is the main formal entry and the
other is a secondary rear entry that ends up in a central reception area between all of the major
Buffalo Grove Plan Commission-Regular Meeting-May 20, 1998-Page 12
functions.
Mr. Michael Werthmann of Kenig, Lindgren, O'Hara,Aboona, Inc. stated the site is located in at
the southeast corner of McHenry Road and Bank Lane. Currently the site has two direct access
drives and a cross easement to the shopping center south of the south. The first access is on
McHenry Road and is a restricted right-in, right out. The Bank Lane access drive is a full access
drive that provides access to McHenry Road at an unsignalized intersection. There is also a cross
easement to the shopping center to the south. Through this cross easement there is indirect
access through the main access drive to the shopping center. There is a right out only drive on
the northern property line of the shopping center and there is also the main access drive that is
signalized and is aligned opposite the Town Center access drive. The existing system with the
two main drives and some additional access provides a great deal of flexibility and does not
concentrate traffic at any one location.
Mr. Werthmann noted they conducted traffic counts at four locations,namely, Bank Lane at
McHenry Road,the main access drive at McHenry road,the right out only access drive at
McHenry Road and the signalized access drive to the shopping center. The counts were done on
a Friday evening which is when religious services will occur from 5:00-7:00 p.m. They also did
a Saturday count from 11:00 a.m. to 1:00 p.m. at the signalized intersection at the shopping center.
This was done to get a comparison of the Friday evening peak period and the Saturday peak
period traffic volumes. Based on those counts the traffic along McHenry Road is approximately
10-15 percent lower on Saturday than on Friday. The traffic from the shopping center is slightly
higher,but the overall through traffic on McHenry Road is lower. As a result the peak period of
traffic occurs on a weekday evening when you add the existing traffic plus the traffic that will be
generated by the synagogue.
During the weekdays the main event will occur on Fridays when services occur which would be
from 7:45 p.m. to 9:30 p.m. Tuesday through Thursday there will be religious school programs
with about 60 children in each program. The first session begins at 4:30 p.m. and ends at 6:00
p.m. and the second sessions begins at 5:30 p.m.to 7:00 p.m. In addition there will be Saturday
ceremonies from about 10:00 a.m. to 12:00 noon and possibly later if a meal is provided. There
is also Sunday school from about 9:15 a.m. to 12:30 p.m.
Trip generation information for Tuesday through Thursday when school programs are going
shows that between 5:00 and 6:00 p.m. about 35-40 inbound trips are expected and 35-40
outbound trips. During religious services with about 250-275 people expectations are for about
90-95 vehicles inbound and about 30 outbound vehicles in the peak hour which is roughly
between 6:45 to 7:45 p.m. which is actually outside of the peak hour of traffic on the roadway
system. Based on those numbers and adding the traffic to the roadway system, it was determined
that the synagogue will have a minimal impact on existing traffic. He noted the Crate and Barrel
may not be generating a lot of traffic but it is generating some and the synagogue will be
Buffalo Grove Plan Commission-Regular Meeting-May 20, 1998-Page 13
replacing some of that. Secondly, the traffic will be distributed over several different access
drives. Traffic coming from the north will most likely come in an make a left into Bank Lane
and then into the drive. From the south people will probably enter through the main access drive.
Outbound traffic going north can exit directly out of the main access drive or continue up to
Bank Lane. Southbound traffic will most likely come through and out Bank Lane. Some will
probably drive through the shopping center and access through the signalized intersection. Based
on all of this and the intersection capacity analysis,all of these access drives will operate at
acceptable levels of service.
Mr. Werthmann stated that interaction with the Wendy's restaurant and conflicts thereto will be
minimal as the synagogue will be generating the majority of its traffic on weekday evenings or
on a Saturday whereas Wendy's generates its peak traffic during the one hour lunch period.
Some traffic is generated during dinner hours but not as high as the lunch period. Secondly,the
major traffic at Wendy's will occur on the western end of the site and the synagogue traffic will
be occurring on the eastern end of the site where the drop off area is located. Given that,the
traffic between the two will not pose any safety or operational problems. He indicated they do
not believe they will add a great deal of traffic to the signalized intersection at the shopping
center as most traffic will use Bank Lane.
Mr. Werthmann stated the site will provide a total of 177 spaces. There will actually be 175
spaces with two of the spaces used for a fire connection. The synagogue will have a peak
demand of roughly 300 people. He stated they have assumed 2.25 people per auto and at that
rate the peak demand is between 130-140 vehicles. The 175 spaces based on 300 seats is a ratio
of 1:1.5 seats and the code requires 1:3. On high holidays,the synagogue is making provisions
for excess parking at the Town Center parking lot and will provide a crossing guard to facilitate
pedestrian traffic across McHenry Road. Given these facts,the parking is more than sufficient to
accommodate the synagogue.
Mr. Werthmann stated the memo from the Police Department had a concern about traffic coming
out and making a left out the main access drive. He stated they will endeavor to increase signage
appropriately. The drive and pork chop has been designed to IDOT standards and there is not
much more to do. Enforcement is really the key issue here.
Mr. Schwartz stated there are no plans to do anything with Lot 3. There are plans to retain Lot 3
as green space and to make it part of the overall site development as green space and to be
sensitive to the neighbors. If the future holds additional needs, it would be in the form of a land
bank. The appearance of this green space will be improved from what it is today.
Mr. Schwartz further noted the shed at the rear of the property will now be used for parking and
will remain in its present configuration. It is open on three sides with only the rear of the shed
which has been built up. That was done in order to be sensitive to the Woodstone property
Buffalo Grove Plan Commission-Regular Meeting-May 20, 1998-Page 14
owners as it is a mirror image of the Woodstone properties. This will now remain as a buffer.
Commissioner Berman asked for more detail on the stacking and process for drop off and pick up
for the school function.
Mr. Hedlund noted the plan includes a drop off area with a covered walkway and the stacking
can happen in the driving lane adjacent. Approximately 20 cars or more can be stacked in this
location.
Commissioner Berman noted there is the potential for 300 children at the school on Sunday.
Mr. Werthmann noted the survey assumed about 2.5 kids per car.
Commissioner Berman noted that means approximately 50 to 75 cars both coming and going.
Stacking potential is for about 20 cars so the question is what happens to the other 130 cars. This
can easily work for drop offs during the week but Sunday poses a problem.
Mr. Werthmann noted on Sunday there is some overlap and they can work with the synagogue to
spread out the gap.
Commissioner Berman stated he is concerned with how the site will handle this problem.
Mr. Hedlund stated the London school on Dundee Road has a similar configuration. Here a
number of parents park and go in to get their children and then walk back to the parking lot. The
queuing line here is very similar to the proposed plan.
Commissioner Berman stated it would be helpful to see an informal drawing of the site layout at
the current location and some counts on queues as well as the amount of time required to get
people out.
Mr. Hedlund noted that Sunday mornings is the lowest use for the surrounding commercial
properties which helps the situation.
Commissioner Berman noted that late Sunday mornings is a very heavy use for the commercial
center directly to the south. Surface street traffic may be lower but the use may be high.
Commissioner Berman noted there was no accounting for cut through traffic through the
residential areas. As things are now, it is common for people to use that subdivision to get to
Weiland Road and this is something that must be taken into account in analyzing the traffic
impacts and the counts.
Buffalo Grove Plan Commission-Regular Meeting-May 20, 1998-Page 15
Mr. Werthmann stated he will have some answers for the next meeting.
Commissioner Berman noted he was relieved to see that the plan has been set up to bring all the
traffic around to the rear of the building. He stated he would be very unhappy if the synagogue
did not prohibit drop off and pick up at the front of the building.
Mr. Schwartz stated it is the intention to have drop off and pickup in the rear.
Commissioner Berman noted there is no entrance on the north side of the building.
Mr. Hedlund stated that was correct as they were trying to minimize any changes to the north
elevation.
Commissioner Berman stated he was concerned that people will not want to park on the north
side as there is no entrance and will therefore crowd into the front lot and perhaps choose to park
in the Wendy's area rather than on the north side.
Mr. Hedlund stated from a building,planning and security standpoint they have planned to
minimize the number of entries to the building to control the flow of people.
Commissioner Berman asked if there were any improvements planned for the front lot to further
differentiate the Wendy's spaces to those that belong to the synagogue.
Mr. Hedlund stated they plan only on using signage.
Commissioner Berman asked if there is any concern by Wendy's management regarding parking.
Mr. Schwartz stated there have been none to their knowledge.
Commissioner Berman asked if there is any concern that the pavement in the rear of the building
is of a different quality due to its former use or will same require any improvements.
Mr. Schwartz stated the standards for parking lots in Buffalo Grove are substantial and this
parking lot meets those standards and there is no concern that it is in any way substandard or
different than the one in front of the building.
Commissioner Berman stated he feels this site is suitable for this use and he would welcome the
use subject to some of the planning issues being worked out.
Commissioner Ottenheimer stated he agrees with Commissioner Berman that this is an
appropriate place and use. However,he would like to be assured that there will not be an internal
Buffalo Grove Plan Commission-Regular Meeting-May 20, 1998-Page 16
circulation problem. He noted Wendy's already has a tremendous stacking problem and would
like to be sure it will not be more of a problem on special occasions and high holidays.
Mr. Schwartz stated the Wendy's and the congregation have their peak hours at different times.
The congregation is not busy during the week at lunch time and probably would only have 8-10
cars in the lot at most. The real issue may be on a Saturday morning. Usually Wendy's is not
very busy in the mornings so there should not be a problem for Saturday morning services.
When services are over, many people stay for a meal and some leave but in a random fashion
instead of all at once. The high holidays is a unique situation and on those days there will be
some confusion and congestion.
Commissioner Ottenheimer stated his concern is between the hours of 11:00-12:00 noon on
Sundays. He would like to be more sure that this Sunday noon hour will flow smoothly.
Mr. Schwartz stated they will further evaluate both Sunday and Saturday hours and come back
with more finite answers.
Commissioner Ottenheimer also asked for some numbers for the religious school operations
during the week at the dinner hour.
Commissioner Ottenheimer asked if there are any plans for modification to the landscaping.
Mr. Hedlund stated they will be adding landscaping at the back to make it a design feature to
enhance the value of the building and make it an asset for the congregation. The other surfaces
are all paved surfaces except for a small amount of detention at the front of the lot along
McHenry Road. He stated they plan to aggressively maintain the green space on Lot 3.
Commissioner Ottenheimer asked of all 20 classrooms would be constructed at once.
Mr. Hedlund stated yes.
Commissioner Krug also stated this will be a good use for the land. He noted Friday evening is a
busy night for the bank.
Mr. Werthmann stated they did not specifically count the bank but they did count Bank Lane at
the intersection of McHenry and noted there were approximately 85 vehicles leaving Bank Lane
and about 120-130 coming in as existing traffic at peak hour.
Commissioner Krug suggesting checking the bank and Seigle's traffic studies at the time to see
how they stack up.
Buffalo Grove Plan Commission-Regular Meeting-May 20, 1998-Page 17
Commissioner Krug asked if the gatehouse will remain on the south side.
Mr. Hedlund stated they will return that parking to what it originally was for Seigles so the
gatehouse will be eliminated.
Commissioner Krug noted the traffic study was done from 6:00-7:00 p.m. and asked if services
would be ongoing at that time.
Mr. Werthmann stated they were informed that religious services begin at 7:00 p.m. Tonight he
was informed services begin at 7:45 p.m. This peak hour of traffic will basically occur one hour
later.
Commissioner Krug asked if Lot 3 will remain B zoned.
Mr. Schwartz stated there is no intention to develop the lot other than as green space. However,
if the Village grants a Special Use,they anticipate same to be for the entire site owned by the
Congregation because the Special Use restrictions would then apply to the entire site.
Commissioner Viehman noted a serious concern as to whether this is the right fit for this location
relative to traffic. He noted the flow of traffic here is next to one of the most disastrous shopping
centers in the Village. He further noted the numbers on the traffic study be sharpened as they
seem to conflict with current testimony.
Commissioner Viehman stated he does not have problem with the use but the traffic flow is a
major concern as are the limited access points on Bank Lane and the signalized intersection at the
shopping center. He further noted nothing has been projected with the anticipated traffic due
from the future Eagle development which will exit at Bank Lane creating conflict for left turns.
There are a lot of issues that the traffic study needs to look at. He asked if any consideration had
been given to parking on the east side behind the shopping center behind Walgreens. He asked if
it is anticipated that there will be overflow parking from the congregation there because it is
closer than parking on the north side.
Mr. Schwartz stated that with signage and education of the congregation there will be no parking
on the Jewel/Osco property.
Commissioner Viehman stressed he is not so concerned with the parking space but what happens
when traffic begins to exit from that parking going west and conflicting with congregation
traffic.
Mr. Werthmann stated that is currently a gated secured location so there is no access allowed
between the two properties. However,they will look into this situation.
Buffalo Grove Plan Commission-Regular Meeting-May 20, 1998-Page 18
Commissioner Viehman asked if there are enough doors for the proposed maximized seating
periods in case of emergencies.
Commissioner Howard stated she would like to see some kind of easing of the stacking problem
at Wendy's where you cannot get around the cars stacked to get into Wendy's.
Commissioner Krug stated he would like some consideration given to drop off and pick ups by
having one way traffic on the south side going around to the north and west and no left turn back
onto the driveway which will force people out north onto Bank Lane.
Chairman pro tem Samuels asked if the rear improvements which were constructed for the prior
use are still necessary and if they could be taken down.
Mr. Hedlund stated the initial purpose to keep the structure is so as not to dramatically change
the character of the building on the surrounding community. In addition, it is a purely financial
issue. They would like to use the resources they have on the inside of building to provide the
actual functional spaces. Therefore,they would like to minimally improve in a phased manner
the improvements in the back. At a later date,they may be able to come back to redo that area.
Mr. Schwartz also noted they he does not believe the Woodstone residents would want to have
that structure removed since it is a mirror image of their own property and it shields them from
cars and parking and lights.
Chairman pro tern Samuels stated he would encourage having some kind of functional non-
emergency entrance on the north side of the building in order to facilitate the use of those
parking spaces. He also noted that the west entrance which is the current front of the store will
still be a major drop off and pick up point as many parents will not want to queue up. Unless
some kind of restrictions are placed,people will be using that area for drop off and pick ups.
Mr. Schwartz noted that makes a certain amount of sense and it is the intention of the
congregation to have the major drop off and entry in the back as depicted and there are ways to
deal with the problem.
Chairman pro tern Samuels asked about the feasibility of a light at Bank Lane.
Mr. Schwartz stated the impact of the traffic generated from this site does not warrant a traffic
light even combined with Eagle.
Chairman pro tern noted that in that case there will be a severe problem at the light at the Grove
Shopping Center.
Buffalo Grove Plan Commission-Regular Meeting-May 20, 1998-Page 19
Mr. Schwartz stated that all the comments made by the Commission concerning traffic raise
relevant issues. However, whether it is a congregation which is a less intense use than the
commercial zoning that exists, or whether it was a successful Crate and Barrel,this entire area is
problematic and it is their goal and responsibility to come back with the best plan. However,the
problem cannot be solved. The plan can only minimize the effect the congregation has on the
property.
Chairman pro tern asked if any other potential uses have been considered for the building in the
course of Seigle's marketing efforts.
Mr. Schwartz stated the marketing was for a retail type use. Based upon the previously presented
elements, a major retailer for a 37,000 square foot building was not interested. Big box users do
not want to be out on their own. He further noted there have been no theaters or other
entertainment users interested in the site.
Commissioner Viehman asked if there will be additional lighting on the east side of the building
under the existing warehouse and covered areas.
Mr. Hedlund stated there will be improvements on the east and in the rear with drop off angles
that will not effect the neighbors.
Don Stillman, president of the homeowners association of Winchester Estates noted their main
problem is coming out of the shopping center or the proposed synagogue unto Bank Lane and
heading north on Brunswick and going around Woodstone to Weiland Road. This is a major
problem which currently exists.
Helene Stein, 97 Woodstone Drive, stated it is impossible to get out of Bank Lane now without
any new development. This development will increase this difficulty which is the major concern
for the residents of the area.
Judith Feder, 106 Woodstone Drive,asked if there will be any kind of preschool or daytime day
care programs in the synagogue.
Mr. Hedlund stated there is currently no preschool program and no plans at this time for one.
BUFFALO GROVE TOWN CENTER UNIT 8(EAGLE FOOD STORE) - PLAT OF
RESUBDIVISION
Mr. Schwartz stated they have submitted the plat which has been reviewed by Mr. Kuenkler and
staff and all issues to date have been resolved.
Buffalo Grove Plan Commission-Regular Meeting-May 20, 1998-Page 20
Mr. Pfeil stated the Village Engineer recommends approval subject to the provision of some
monuments and the fire lane easements will need to be verified with the Fire Department before
the final plat is approved by the Village Board. Otherwise, the plat does comply with the site
plan that was approved for Eagle Foods.
Mr. Schwartz stated that on behalf of the developer they would accept the comments of the
`,/ memorandum dated May 19, 1998 from Mr. Kuenkler and would ask approval subject to the
incorporation of those comments.
Moved by Commissioner Krug, seconded by Commissioner Howard to recommend approval of
the Plat of Resubdivision of the Buffalo Grove Town Center Unit(Eagle Food Store), subject to
placement of the required concrete monuments and fire lane easements as noted on the
memorandum of May 19, 1998 by the Village Engineer.
Chairman pro tem Samuels called for a vote on the motion and the vote was as follows:
AYES: Krug, Howard,Berman, Trilling,Ottenheimer, Viehman
NAYES: None
ABSTAIN: Samuels
ABSENT: Goldspiel, Moons
The motion passed 6 to 0.
CHAIRMAN'S REPORT-None
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated the next meeting will be June 3, 1998.
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 pro tem adjourned the meeting at 10:45 p.m.
Buffalo Grove Plan Commission-Regular Meeting-May 20, 1998-Page 21
Respectfully submitte
Fay R in,Re or ing Secretary
APPROVED BY:
cx
MI HAEL SAMUELS, Chairman pro tern
Buffalo Grove Plan Commission-Regular Y 20, 1998-Page-Ma 1998Pa a 22