1998-04-01 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
April 1, 1998
Illini Partners,proposed commercial development at the southeast
corner of Aptakisic Road/Buffalo Grove Road,Annexation with
zoning in the B-3 Planned Business Center District and
approval of a Preliminary Plan for development of two
commercial buildings including a Walgreens store with a
drive-through pharmacy window—Workshop#1
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. Trilling
Mr. Moons
Mr. Viehman
Commissioners absent: Mr. Ottenheimer
Also present: Mr. Scott Gendell,Terraco, Inc.
Mr. Timothy Stewart, Stewart,Nosky Architects, Ltd.
Mr. Michael Wethmann, Kenig, Lindgren, O'Hara,Aboona, Inc.
Mr. Richard Vane,Groundwork, Ltd.
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Samuels, seconded by Commissioner Trilling to recommend approval
of the minutes of the public hearing of March 4, 1998. All Commissioners were in favor of the
motion and the motion passed unanimously with Commissioner Berman abstaining.
Moved by Commissioner Samuels, seconded by Commissioner Krug to recommend approval of
the minutes of the regular meeting of March 4, 1998. Commissioner Trilling noted a
typographical error on page 3. All Commissioners were in favor of the motion as amended and
the motion passed unanimously with Commissioner Berman abstaining.
Buffalo Grove Plan Commission-Regular Meeting-April 1, 1998-Page 1
COMMITTEE AND LIAISON REPORTS
Commissioner Samuels attended the Village Board meeting on March 23, 1998 and stated the
following items were discussed:
1. Approval of the Shell/McDonalds development on Route 83 with a blue roof. In
addition it was recommended Fremont be made one way eastbound from the point
of the entrance to McDonalds on to prevent cut-through traffic. It was also
�./ recommended that no porkchop be put in the road so that residents leaving in the
morning will be able to make use of the facility on the way out of their
subdivision.
ILLINI PARTNERS. PROPOSED COMMERCIAL DEVELOPMENT AT THE SOUTHEAST
CORNER OF APTAKISIC ROAD/BUFFALO GROVE ROAD.ANNEXATION WITH
ZONING IN THE B-3 PLANNED BUSINESS CENTER DISTRICT AND APPROVAL OF A
PRELIMINARY PLAN FOR DEVELOPMENT OF TWO COMMERCIAL BUILDINGS
INCLUDING A WALGREENS STORE WITH A DRIVE-THROUGH PHARMACY
WINDOW-- WORKSHOP#1
Commissioner Krug stated he will not take part in the discussions as he may have a possible
conflict of interest.
Mr. Scott Gendell stated they have been to the Village Board on two occasions and the proposed
plan has been significantly changed since those two meetings. He stated the site itself is
approximately 5.75 acres and they are proposing a 15,120 square foot Walgreens building with
drive-through and a 12,900 square foot retail building. This represents approximately 11%
coverage in FAR which is well under ordinance requirements. The retail building will also have
a national video chain and a national coffee chain as well as two other small shops.
Mr. Gendell stated they are proposing a full access point on Buffalo Grove Road,approximately
600 feet south of the corner of Buffalo Grove Road and Aptakisic and a right in and right out
access on Aptakisic, approximately 350 feet east of Buffalo Grove Road. This access is critical
to the function of the development on three different levels. First, Walgreens has said they need
such access to function properly on the site. Second,the internal circulation of the site works
much better with the two access points and third,two access points function much better from an
emergency standpoint.
Mr. Gendell stated this will be a drive-through Walgreens with two lanes. This will be purely a
`./ convenience for their customers and will not be increasing their profitability. This feature is
aimed at people who are infirm and families with small children. Only pharmacy items will be
allowed for pickup at the drive-through. Unlike a restaurant drive-through,this drive-through
ICI
will only service approximately 30 cars per day. Although adequate stacking will be provided, it
is not anticipated this drive-through will require much stacking.
Buffalo Grove Plan Commission-Regular Meeting-April 1, 1998-Page 2
Mr. Gendell further stated they have a depth of 161 feet at the narrowest point on the site.
Therefore, they are asking for diminution in the green space setback on the east side of the site
from 12 feet to 9.2 feet as well as a building setback variation from 50 feet to 33.1 feet. It is
important to note the land behind this site is owned by Commonwealth Edison who has indicated
they have no intention of selling that site as it is being reserved for future expansion and capacity
needs. This Commonwealth Edison site is technically zoned residential although it is a public
utility. If it were not for the fact that the zoning is residential,they would not require a variance.
Mr. Gendell stated they are proposing that the 1.2 acres south of the Aptakisic Creek be donated
to the Village to create additional green space or park for the Village and that will bring the green
space and setback on the south side of the property in excess of 600 feet from adjacent
development.
Mr. Gendell noted that when Buffalo Grove Road was built this property was taken out of the
flood plain but not remapped. Groundwork,Ltd.Is now in the process of remapping the site to
take part of the site out of the flood plain. It must be remembered that this section is out of the
flood plain but was merely never remapped and technically it must be remapped and presented to
FEMA.
Chairman Goldspiel asked if the retail building is fully leased out.
Mr. Gendell stated the project is approximately 90%pre-leased. There may be two small shops
which are not pre-leased.
Chairman Goldspiel asked for discussion of the land to the east and how the water management
there would be affected.
Mr. Richard Vane stated that when FEMA mapped Aptakisic Creek,Buffalo Grove road did not
exist nor did many of the surrounding developments. Aptakisic Creek has become extremely
channelized in this area and the creek is actually flowing without the use of flood plain areas that
it used to inundate. Now the creek is all channelized and detention has been provided for the
various developments. However,this must still all be mapped and presented to FEMA. This is
basically a technical requirement. All drainage from the proposed development will be directed
into the creek and compensatory storage will be provided. It will be completely separated from
the lowland to the east and will not be draining overland anymore. At present it appears there is
a field tile which is draining the farmland and eventually emptying into the creek.
Chairman Goldspiel asked what the situation is now and what it will be at the property line and
the transmission lines.
Mr. Vane stated drainage from the proposed site will not contribute to anything on the east.
Chairman Goldspiel noted he would like to make sure there is enough room to make any kind of
Buffalo Grove Plan Commission-Regular Meeting-April 1, 1998-Page 3
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slope down to the existing property which is within ordinance and reasonable.
Mr. Vane stated it is somewhat lower to the east but they can make the grades work. The
building will be higher but there will not be a problem with making the grade transition.
Chairman Goldspiel asked if there will be any overland detention leaving this property or will it
all be controlled through the detention area.
Mr. Vane stated it will all be controlled.
Commissioner Moons asked if there has been any discussion relating to the proposed donation of
property to the Village or Park District.
Mr. Pfeil stated the Village wants the land south of the creek to be conveyed to the Village.
There has not as yet been any discussion of whether it would then be conveyed to the Park
District. However,the Village does feel the area south of the creek should be public open space.
Commissioner Howard asked the purpose of the right in and right out access and why a full
access is not proposed.
Mr. Gendell stated it helps the entire function of the site. It creates easier accessibility to the
Walgreens property while enhancing delivery service. He further stated Lake County would not
grant a full access. He noted that under Lake County ordinance only one single access point is
called for to service the entire site. He noted they are asking for a deviation from their normal
standard as the site will function much better with the dual access points.
Commissioner Samuels noted he has no problem with the right in and right out access point,
although he would have a problem with a full access point as it is too close to the left turn lane
which forms for westbound Aptakisic. A full access would have cars backed up for left turns
which in turn would prevent access into this development.
Commissioner Trilling asked where dumpsters will be located for the retail building.
Mr. Gendell stated he anticipates they will be located on either the north or south sides of the
building fully enclosed.
Commissioner Trilling suggested placing them in the rear center of the building where all there is
an access drive, without limiting the 24 foot drive.
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Mr. Gendell stated his preference would be for two central locations on each side even if they
had to notch out part of the building.
Commissioner Trilling asked if the entire bikepath extension will be built up to the site limits.
Buffalo Grove Plan Commission-Regular Meeting-April 1, 1998-Page 4
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Mr. Gendell stated he has not yet addressed this issue.
Mr. Vane stated they have not addressed the issue as yet but would assume that would be done.
Commissioner Trilling asked if this extension would be constructed on the part of the land to be
donated to the Village.
Mr. Gendell stated yes.
Commissioner Trilling asked if there is any information as to the usability of the land being
donated.
Mr. Gendell stated the land is currently technically within the flood plain as a result of the
current mapping. After the mapping is amended,said land will be out of the flood plain.
Mr. Vane stated portions of the site along the creek are likely to be within the flood plain but
further south. The south side of the creek has been remapped but the north side has not yet been
remapped.
Commissioner Trilling asked for a delineation of the flood plain for the next workshop.
Chairman Goldspiel stated a delineation of the whole property might as well be presented.
Commissioner Trilling asked how many tenants are envisioned and what the divisions of the
space will be.
Mr. Gendell stated he envisions a 7,000 square foot video store,an 1,800 square foot coffee shop
and probably two other stores with the balance of the space.
Commissioner Trilling asked if the entrance to these stores would be at the corner.
Mr. Gendell noted they have these tenants at other locations and they do not necessarily put their
entrance on the corner. Sometimes they do put entrances off corner.
Commissioner Trilling noted there are 78 parking spaces along the north and west side of
Walgreens. There are then 58 spaces for the 12,900 square foot building. He asked if that will
be sufficient parking for a use that is relatively short term.
Mr. Gendell noted they have applied this standard at other locations with exactly the same lineup
of tenants and have been successful. He noted no unique problems at this location. He stated
they could designate some of the spaces for short term parking which might allay some concerns.
Commissioner Trilling asked what kind of material would be used for detention embankment.
Buffalo Grove Plan Commission-Regular Meeting-April 1, 1998-Page 5
Mr. Vane stated this will be a dry detention with grass slope.
Commissioner Berman asked what the affect of this proposal may have on the existing proposal
to build a free standing Walgreens at Lake Cook Road and Buffalo Grove Road and the existing
Walgreens on Lake Cook Road and Route 83.
Mr. Gendell stated these are independent of one another. He stated there is the density to support
both the newly proposed Walgreens on Lake Cook Road as well as this Walgreens on Aptakisic
and Buffalo Grove Road. He further noted Mr. Pfeil has a letter to that effect from an officer at
Walgreens. If the Walgreens opens up on Lake Cook Road and Buffalo Grove Road,the existing
Walgreens will be closed.
Commissioner Berman noted a detention had formerly been proposed at the triangular portion of
this site at the northeast corner.
Mr. Vane stated Scarsdale's original proposal only had the eastern portion of this site so they
could not put the detention where it is presently proposed.
Mr. Gendell further noted that when Scarsdale originally proposed their project they had a full
access curb cut considerably closer to the corner and therefore they had more green space there.
He noted they did not feel it practical to move the curb cut closer to the corner.
Commissioner Berman asked if it is actually better to have the detention further south.
Mr. Vane stated yes.
Commissioner Berman asked about the hours of operation for the Walgreens store.
Mr. Gendell noted there are some Walgreens stores designated as 24 hour stores but they are
typically regional locations. The proposed Walgreens is not a regional location but more of a
neighborhood location which typically has hours of 8:00 a.m. to 10:00 p.m.
Commissioner Berman asked that the hours for this location be verified for the next meeting.
Commissioner Berman asked if the two tenants under contract will be vacating space elsewhere
in the Village in order to move into the new location.
Mr. Gendell stated no.
Commissioner Berman indicated concern about building strip type locations in order to
cannibalize other centers if there is no need. If these are new businesses interested in moving
into the Village at this location, it is an important factor in viewing this proposal.
Buffalo Grove Plan Commission-Regular Meeting-April 1, 1998-Page 6
Mr. Gendell stated that is absolutely the case.
Commissioner Samuels noted concern with parking for this development,especially with real
estate offices which tend to use many stalls for longer periods of parking which would create
insufficient parking for the entire center. He further noted it might be a good idea to restrict that
type of business in this center if the authority to do so is present.
Mr. Gendell stated they are providing 16 more spaces than the code calls for. He further noted
there is a sensitivity on the part of the tenants whose leases also restrict the kind of uses the
Commission is concerned about. Therefore,they cannot have high intensity parking uses in this
retail building because they would infringe upon the lease agreement with the tenant.
Chairman Goldspiel noted it might be useful to think about what types of restrictions could be
entertained on this property,keeping in mind the parking issue.
Mr. Gendell stated if there are any suggested uses that the Commission would not like to see in
the center,they would be open to listening and talking about those uses.
Chairman Goldspiel noted martial arts schools,medical offices and restaurants immediately
come to mind in terms of uses with high parking demands.
Commissioner Viehman stated it is not a parking issue for the property designation. Instead it is
more an issue of where the parking is located relative to the buildings. There are 58 spaces
relative to a principal building and 78 spaces allocated to the Walgreens building. It is not likely
that there will be 78 cars visiting Walgreens on any given occasion.
Commissioner Viehman noted concern with having sufficient width on Buffalo Grove Road for
left turns into the proposed center.
Mr. Wethmann stated there will be some widening necessary on Buffalo Grove Road. Final
engineering has not yet been done but it is understood that some widening will be necessary at
this location. The amount of traffic projected for this center is not great and it will not have a
great impact on the overall operation of the intersection.
Commissioner Viehman asked what kind of traffic pattern accommodations have been
considered for the rear of the retail building in order to control the flow of traffic.
Mr. Werthmann stated they are not recommending anything in particular,especially speed bumps
for that area unless a problem becomes apparent. The main thing is that adequate width is being
provided at 24 feet. Because of the nature of the site they do not expect much speeding.
Commissioner Viehman noted he is not so much concerned with speeding as with the multiple
locations where traffic can be coming together. He further noted concern with the east side of
Buffalo Grove Plan Commission-Regular Meeting-April 1, 1998-Page 7
the retail building where there will need to be some kind of refuse pickup as well as deliveries.
This will mean double parking of vehicles which will impede the flow of traffic coming through
that area.
Mr. Werthmann stated the majority of the traffic will be on the west side. When people come to
load or unload,there will only be one lane available and drivers will have to wait. Stop signs are
advocated when there are sight distance problems but these are not prevalent in this
development.
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Commissioner Moons noted concern with potential cut through traffic in order to avoid having to
wait at the stop light going north on Buffalo Grove Road.
Commissioner Trilling asked about extending the bikepath east to the Commonwealth Edison
property.
Commissioner Samuels stated he would rather see a contribution escrowed until such time as
there would be plans to develop further east.
Mr. Pfeil asked if the petitioner should either build or contribute to financing a sidewalk across
the Commonwealth Edison property.
Commissioner Trilling stated that as the Village is potentially making allowances and
Commonwealth Edison is a partner,perhaps there could be a positive side to the Village in
enabling it to continue the sidewalk.
Commissioner Samuels noted his agreement stating that in theory this developer and whoever
develops the next parcel to the east should share some part of the cost to complete that section
rather than have the Village pay for the section that is on the Commonwealth Edison right-of-
way. However, a contribution at this point would be better than construction of same at this
point.
Chairman Goldspiel asked if it would be possible to push the retail building eastward eliminating
the access drive in back which would add another row of parking to the front of the building.
Mr. Timothy Stewart stated they had considered such a design. However, all deliveries would
have to be made in the front of the building and they felt that would mean too many deliveries
and traffic in the front. Therefore,they feel it is necessary to segregate and separate deliveries
and trash pickups from the customer parking in the front. All alternatives that were discussed
were abandoned in favor of the proposed plan.
Chairman Goldspiel noted that many centers of this size in the Village do not have rear access
and it seems this center fits that pattern.
Buffalo Grove Plan Commission-Regular Meeting-April 1, 1998-Page 8
Mr. Pfeil stated it is necessary to keep the Fire Department apprised of where the site plan is
headed as they like access to a building on all sides.
Commissioner Trilling asked how the radius on the southeast corner of the building stacks up.
Mr. Pfeil stated he has not gotten any specific comment on that point as yet although it does look
tight.
Commissioner Trilling recommended pulling the building further east,leave the 24 foot width
behind the five foot setback and end same at the building so that it could be used for truck
unloading. At the same time a six foot wide walkway could be provided at the back of the
building so that deliveries could be brought around to the other stores. This walkway would
facilitate bringing trash out to the dumpster location and would provide a designated spot for
truck parking for unloading.
Mr. Gendell stated he would definitely run the idea by Walgreens and the video tenant to make
sure they have no objections.
Chairman Goldspiel noted some concern at the intersection between the drive through exit,
access to the 16 parking spaces and the drive in back of the building. It seems there are cars
going everywhere there and does not seem desirable.
Mr. Gendell stated there is non-mountable curbing there and it is also to keep in mind how little
traffic will be generated by the drive through. It is strictly there as a convenience to the public
and therefore he does not see a problem there.
Chairman Goldspiel stated he is concerned with someone coming out from behind the corner of
the Walgreens building and if something is parked at the loading berth they would not be able to
see traffic coming around the corner as the come in from Aptakisic Road.
Mr. Gendell stated the loading berth will be used seldomly and typically it is a 40 foot truck.
With respect to the 16 spaces on the east side of the site,they are a distance from the front door
of the Walgreens store. Those spaces will seldom be used and generally by the employees of
Walgreens.
Mr. Werthmann stated the peak hour traffic at the drive through will be a maximum of 10
vehicles. However, he stated they will look at the problem.
`./ Chairman Goldspiel noted he would rather have design solutions than sign solutions.
Commissioner Berman asked if a car going through the southernmost lane of the drive through
make the turn and get back westbound to go back to Buffalo Grove Road without conflicting
with traffic that is heading eastbound in that lane.
Buffalo Grove Plan Commission-Regular Meeting-April 1, 1998-Page 9
Mr. Werthmann stated it is possible but would be a tight turn. This is another issue they will be
looking at.
Chairman Goldspiel asked if the Commission was comfortable going forward with the idea of a
main access on Buffalo Grove Road and a second access on Aptakisic Road that would be right
in, right out only.
The Commissioner was unanimously in favor of that plan.
Chairman Goldspiel summarized the items necessary for discussion at the next workshop
meeting as:
1. Depiction of the flood plain situation as it currently is and as it would be after
approval of the requested development. This would imply the impact on the
adjacent property to the east.
2. Check out the traffic issues in circulation in the parking lot and evaluate the
efficiency of more green space and less building setback by moving the southerly
building.
3. Address parking concerns as to adequacy of parking for certain types of uses,with
a possible list of certain types of uses not to be permitted.
4. Renderings and landscape proposals.
Commissioner Trilling asked why a 60 foot deep building is necessary as opposed to something
less in depth.
Mr. Gendell noted they would still require a variance with a depth of 55 feet. He stated he
prefers a minimum depth of 60 feet as that is typically what sells to tenants. Anything shallower
than 60 feet is difficult to lease.
CHAIRMAN'S REPORT-None
FUTURE AGENDA SCHEDULE-
Mr. Pfeil stated the next meeting is scheduled for April 15, 1998.
PUBLIC COMMENTS AND QUESTIONS -None
STAFF REPORT-None
NEW BUSINESS -None
Buffalo Grove Plan Commission-Regular Meeting-April 1, 1998-Page 10
ADJOURNMENT
Moved by Commissioner Howard, seconded by Commissioner Viehman and carried
unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 9:02 p.m.
Respectfully sub 'tted,
Fa Rubi cording Secretary
APPROVED BY:
3TE H GOLDSPIEL, an
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Buffalo Grove Plan Commission-Regular Meeting-April 1, 1998-Page 11