1998-03-18 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
March 18, 1998
Proposed Osco Drug Store,Strathmore Square shopping center,
northwest corner of Dundee Road/Arlington Heights Road
Approval of a Special Use for a drive-through pharmacy
facility, amendment of a Preliminary Plan including a variation
concerning the width of parking lot access aisles and amendment of
Chapter 17.44 of the Buffalo Grove Zoning Ordinance to allow
drive-through facilities for retail pharmacies
Fay Rubin, Recording Secretary called the hearing to order at 7:30 p.m. and asked for a motion
to elect a Chairman pro tern.
Moved by Commissioner Krug, seconded by Commissioner Samuels to elect Commissioner
Samuels as Chairman pro tern. All Commissioners were in favor of the motion and the motion
passed unanimously.
Chairman pro temp Samuels called the public hearing to order in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman pro
tern Samuels read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald,
explained the procedure to be followed for the public hearing, and swore in all persons who
wished to give testimony.
Commissioners present: Mr. Krug
Mr. Samuels
Mr. Berman
Mr. Trilling
Mr. Ottenheimer
Mr. Moons
Mr. Viehman
Commissioners absent: Mr. Goldspiel
Ms. Howard
Also present: Ms. Theresa Pelletier,American Stores Properties, Inc.
Mr. William Grieve,Gewalt Hamilton Associates, Inc.
Mr. Marvin Feiger,Raybec Investment Co., Ltd.
Mr. William Reid,Village Trustee
Mr. William Raysa,Village Attorney
Buffalo Grove Plan Commission-Public Hearing-March 18, 1998-Page 1
Mr. Richard Kuenkler,Village Engineer
Mr. Robert Pfeil,Village Planner
The following exhibits were presented by the petitioner at the public hearing:
Exhibit A: Preliminary Plan(Site plan, Sheet A1.1)dated as drafted March 10, 1998,
Camburas and Theodore, Ltd.
Exhibit B: Elevations of building and proposed drive-through(Sheet A4.0, no date),
Camburas and Theodore,Ltd.
Ms. Pelletier stated American Stores Properties,Inc. is the development arm for Jewel Osco and
Osco drug stores and they are proposing a development at the northwest corner of Arlington
Heights Road and Dundee Road in Strathmore Square. She stated they are proposing to go into
the space currently occupied by Blockbuster Music. The building is approximately 16,040
square feet and no commercial space will be added to the development. She stated this property
is zoned B-3 and an Osco drug store is an allowed use within the B-3 District. However,they are
proposing to add a drive through pharmacy onto the building and currently drive-throughs for
pharmacies are not an allowed use in the B-3 District.
Ms. Pelletier stated there are residential properties to the north with a six foot fence along the
north property line with a twelve foot landscaped area. To the east is the high school and to the
south is commercial. To the west is residential developments. She stated they are requesting a
text amendment for the use of a drive through pharmacy as a special use in the B-3 District. In
addition they are requesting the special use for this specific location for the pharmacy drive-
through. Also they are requesting a reduction in the 26 foot drive aisle width on perpendicular
parking. She stated the drive through pharmacy is a very low impact use with typical
expectations of 11 cars in a given hour. The drive through is a double lane drive through. The
interior lane is for the pick up of prescriptions and the exterior lane is for drop off. The pick up
is legally required to occur at the window so that there is an interface with the pharmacist.
Therefore,the only activity that can occur in the exterior lane is the drop off of prescriptions.
She stated they have found it is very important to have that second lane because there is typically
some kind of conversation at the time of pick up and people want to drop off prescriptions very
quickly and move on. She stated the prescription volume through the drive through is only about
20 percent of total prescriptions. However, it is becoming much more common and people will
begin to make their decision of where to hold their prescriptions based on whether there is a
drive through or not.
Ms. Pelletier stated their reason for reducing the access aisle width from 26 feet to 24 feet in the
parking lot east of the building is to allow the use of 90 degree parking stalls. She noted that the
exterior aisle in the east parking lot is for two-way traffic and the interior aisle closer to the
building is still one way. Given the limited amount of space in this area and the fact that
currently parking is actually within the right-of-way along Arlington Heights Road, the reduced
Buffalo Grove Plan Commission-Public Hearing-March 18, 1998-Page 2
width for the east aisle is necessary. Generally, all of the requisite dimensions of the ordinances
are being met except for the requested 24-foot aisle.
Mr. William Grieve of Gewalt Hamilton Associates,Inc. stated they reviewed the traffic
planning characteristics for Osco in comparison especially to the existing Blockbuster Music
store. Osco has a significant percentage of pass-by trips whereas Blockbuster Music is a
destination stop. He noted that both the Institute of Transportation Engineers and the Village
traffic consultant have concurred that overall new trips generated by Osco Drug will be
consistent to what Blockbuster Music is generating.
Mr. Grieve stated theprescription drive-throw h is a fairlynew entityin the drugstore business.
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For the most part people call in their prescriptions and pick them up at a later time. The outside
lane can be used also to drop off a prescription. This type of arrangement produces a very small
stacking requirement. Normally there are no more than one or two cars stacked behind each
position. Past Osco surveys of their drive throughs have shown approximately 11 trips through
the drive through during peaks which are usually in the evening peak hour. Activity throughout
the entire day ranges from about 35 to 70 trips and are spread out through the hours and tend to
correspond to times people are coming back from the doctor or refilling prescriptions. The
difference between a regular day and peak day tends to be inclement weather. Bad weather adds
drive through activity. In addition the drive through is a convenience for the elderly, disabled,
parents with small children and the very lazy.
Mr. Grieve stated they are proposing to convert the parking in the area south of the building to
90 degree stalls. This will add approximately 30 parking spaces than what is presently available.
The access system will wind up being the same along both Arlington Heights Road and Dundee
Road. The south drive exiting to Arlington Heights Road is regulated by signage to prohibit left
turns to northbound Arlington Heights Road.
Mr. Grieve stated the requested 24-foot drive aisle is a common standard used in many
municipalities. The 26-foot width does give more of a cushion for turning maneuvers. However,
they will be providing 18-foot, 6-inch parking stalls which can be slightly adjusted by modifying
the amount of bumper overhang. The far spaces along the east aisle are pretty inconvenient to
the front of the store and it is anticipated and will be recommended that they be used for
employee parking. This minimize the amount of turnover in using the spaces and reduce the
amount of traffic in this aisle. Mr. Grieve stated that the Osco traffic can function very well and
can be accommodated safely and efficiently.
Commissioner Krug noted an existing small lean-to or shed on the existing building and asked if
same would be removed. He also asked if the dumpster would remain in the same spot.
Ms. Pelletier stated the shed will be removed. She stated the dumpster will be left in the existing
location.
Buffalo Grove Plan Commission-Public Hearing-March 18, 1998-Page 3
Commissioner Krug asked for a response to the Police Department's comments relative to a
security camera in the back of the building.
Ms. Pelletier stated they can certainly accommodate that request.
Commissioner Krug asked if a stop sign can be placed on the building for the alley.
Ms. Pelletier stated yes.
Commissioner Krug asked if this would be a 24-hour operation.
Ms. Pelletier stated it is not intended for 24 hour operation at this time. She stated they would
prefer to reserve the right to go to 24 hours if customers so demand or if the network of stores
demands it.
Commissioner Krug asked if people exiting from the drive-through lanes will be able to turn both
right and left.
Ms. Pelletier stated she sees no reason for them to want to turn left. However,they have not
anticipated restricting that turn movement.
Commissioner Trilling asked if the stop sign shown on the north side of the rear access road was
intended for traffic eastbound or westbound or both ways.
Mr. Grieve stated it is for eastbound traffic. He further stated the intention of the plan is to show
that if a car is traveling eastbound on the north end,they will stop. Per the recommendation of
the Village traffic consultant they have created a bump out there to help the sight distance. The
drive-through will also be under stop conditions as people leave. As people come in from the
north drive and want to go straight west,they will have a free maneuver to make sure there is no
opportunity for any kind of backup that would go back out onto Arlington Heights Road.
Commissioner Trilling stated in effect there will be dual stop signs for traffic heading
northbound through the drive-through and dual stop signs for traffic heading eastbound on the
north access drivel.
Commissioner Trilling asked if the caution markings on the pavement are appropriate.
Mr. Grieve stated that for the most part people traveling eastbound will be primarily service
vehicles who are there on a fairly regular basis. If the Commission wishes,there can be either
striping on the pavement or a sign to really emphasize the fact that people will be exiting from
the drive through
Commissioner Trilling asked about Mr. Kuenkler's comments that the two rows of parking with
Buffalo Grove Plan Commission-Public Hearing-March 18, 1998-Page 4
different stall angles in the east lot should be separated by a curb.
Mr. Grieve stated their preference is to maintain the striping but instead of a single stripe as
shown on the plan, they would like to put a second stripe which would denote the area to provide
some separation. Osco would be happy to monitor the situation and if there would be a problem,
something else will be considered.
Commissioner Trilling further noted that Mr. Kuenlder suggests concrete curbing on the east side
`./ of the parking lot along Arlington Heights Road.
Ms. Pelletier stated they are presently proposing striping there. However,they would be
amenable to putting in a concrete curb. She further noted she would prefer to make it two feet
off of the property line to provide for overhang.
Commissioner Trilling asked what would be between the concrete curb and the sidewalk.
Ms. Pelletier stated they would put in grass as requested by the Village.
Mr. Kuenkler stated that a curb should be provided along the east side of the parking lot along
Arlington Heights Road. He said that concerning the separation of the 60 degree and 90 degree
rows of parking, it is important to provide curbing to make sure the vehicle overhang is
controlled and that vehicles stay in the correct travel aisle. He said that striping would not be
sufficient to provide the recommended control.
Ms. Pelletier stated they will accommodate a four-foot island between the rows of spaces with
different stall angles.
Commissioner Moons said that he is concerned about exiting movements from the drive-through
in relation to the proximity of the proposed curbed island.
Mr. Grieve said that there is adequate turning room and visibility for vehicles exiting the drive-
through.
Commissioner Moons asked if putting in the various curbed landscaped islands would
complicate traffic circulation in the parking lot,and he inquired if the 24-foot aisle width would
create any problems for vehicles getting out of parking spaces.
Mr. Grieve noted that many municipal ordinances in the Chicago metropolitan area allow 24-foot
two-way aisles and 18-foot stall lengths for 90 degree parking spaces. The plan shows 18-foot,
6-inch stalls on the far east side with a 2 %2 foot overhang. Depending upon the actual design of
the separator between the 90 degree spaces and the 60 degree spaces in the interior rows, there
might be an opportunity to provide more space for the width of the travel aisles. He said the stall
and aisle dimensions provided on the plan would allow for efficient traffic circulation.
Buffalo Grove Plan Commission-Public Hearing-March 18, 1998-Page 5
Commissioner Viehman asked if the roof overhang for the drive-through facility will be over
both lanes or just the first lane closest to the building.
Ms. Pelletier stated there is approximately a two-foot overhang on the outside lane so that when
you reach you hand out,you are protected from the rain. However, the canopy is primarily over
the interior lane with two columns on the curbed concrete island.
Commissioner Viehman asked if there will be restriction in the hours for the drive-through lanes.
Ms. Pelletier stated the drive through lanes will operate the same hours as the pharmacy which is
more limited that the store hours. Typically the pharmacy closes at 10:00 p.m. on weekdays.
Commissioner Viehman further noted the Police Department has recommended the placement of
a convex mirror at the end of the drive through to assist with drivers seeing traffic in the
alleyway.
Mr. Grieves stated he does not see that as absolutely necessary given the bump out of the
extension on the north side of the building.
Commissioner Viehman asked if there will be any kind of canopy lighting inside the canopy for
the security of the area.
Ms. Pelletier stated there is can lighting under the canopy of the drive through itself as well as
security lighting in back of the building.
Commissioner Viehman asked if that lighting would be extinguished at the time the drive
through is closed.
Ms. Pelletier stated yes.
Chairman pro tern Samuels asked if walk up use of the drive through will be prohibited.
Ms. Pelletier stated yes.
Chairman pro tern Samuels noted the parking has been increased from 365 to 397 spaces. He
further noted there appears to be a conflict with the 17 spaces located to the immediate east of the
drive through lanes and asked if those spaces are absolutely necessary. If these spaces were
eliminated the aisle could be widened and there would still be room for the parking along the
building.
Mr. Grieve stated those spaces are not specifically required from the overall shopping center
aspect. However,these spaces would certainly help to make sure that any type of peak demand
days can be accommodated. He noted that easternmost parking will be used by employees more
Buffalo Grove Plan Commission-Public Hearing-March 18, 1998-Page 6
than customers and the developer prefers to leave these parking spaces on the plan.
Mark O'Rourke, 1 Strathmore Court, stated he has some serious concerns about any
development in Strathmore Square which would increase the 24-hour nature of activity there. He
stated he is opposed to any type of drive through facility which will be less that 150 feet from his
property line. Any type of signage that would be lit for 24 hours per day would be intolerable.
Joe Tenerelli, 8 Strathmore Court, stated he is adamantly opposed to any 24-hour operation.
There would be cars honking to get the pharmacists' attention in the early morning hours. Also
traffic pulling out northbound onto Arlington Heights Road must contend with traffic that backs
up from the stoplight at Dundee Road and will have a terrible time going north.
Vicki Erwin, 5 Strathmore Court,noted deep concern with a drive-through since there are many
students hanging around on the corner which creates a potential of someone being hit by cars
exiting the drive-through. In addition, she noted the dumpsters in the alley are a fire hazard as
the students tend to throw lit cigarettes into the dumpsters. She further noted the residents will
be bothered by lights coming from cars in the drive-through and there is not much screening
available to shield any of these lights.
Ms. Pelletier stated the drive-through will be a very low impact use. The absolute peak is
projected to be 12 cars in the peak hour. She further noted Osco would be willing to replace the
fence along the north property behind the Osco building. It would be replaced with a board-on-
board opaque fence, 6 feet high. She further stated the proposed commercial use is not expected
to create any greater traffic attraction or activity in this location so there should be no greater
traffic activity than seen there now.
Ms. Pelletier addressed the special use criteria in the following manner:
1. The primary purpose of this drive through is to serve the convenience of Osco clients
which is the public. Parents with sick children are the most frequent users of the drive-
through.
2. The location is part of a commercial development and no greater activity is
expected at this location due to the drive-through. Therefore the existing street
system will continue to operate very much in the same manner that it does.
3. The fence along the north side will be replaced in order to mitigate any lighting
spillover and lighting will not be increased in the area. The drive-through is not
currently planned for 24 hours. Ms. Pelletier stated they would consent to having
to return to the Commission if a 24 hour use is requested in the future.
4. The drive through is in an area which currently is not used for parking and this
development will be removing an unsightly small addition to the building where the
Buffalo Grove Plan Commission-Public Hearing-March 18, 1998-Page 7
drive-through is proposed. Therefore the structure will not impede or substantially
hinder or discourage the development and use of adjacent land and buildings.
5. Adequate utilities, access roads,drainage and other necessary facilities already exit and
no changes are being made to the use and no increases to the impervious surface are
being made.
6. The requested special use is not increasingthe need for parking, in fact, it is
q P P g
decreasingthe need for same due to the drive through. In addition,the number of
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parking spaces will be increased at the location.
Commissioner Viehman asked for the conditions under which the P
drive-through hours operate
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relative to the store and the pharmacy. In addition, if a 24-hour operation of the store became a
consideration for Osco what impact would it have on the hours of operation for the pharmacy.
Ms. Pelletier stated that if there were to be a 24-hour pharmacy at this location, Osco would want
to have a 24 hour drive-through as well because the late night hours of a pharmacy are there
primarily for emergencies. They would expect the use to be very limited. There is also a motion
detector on the drive through which detects the car coming in through the drive through which
also alerts the pharmacist inside that a car is coming. There is also a button to push to call the
pharmacist if necessary and this button buzzes inside the pharmacy.
Commissioner Krug asked if Osco would be willing to put up a sign in both lanes requesting no
use of horns.
Ms. Pelletier stated yes.
Commissioner Krug noted concern with the 24-foot drive aisle.
Ms. Pelletier stated the need for the drive-through and the dimensions of the building from the
property line makes the 24-foot drive a necessity. She stated the area immediately west of
Arlington Heights Road is the only area this is a necessity and Osco would request employees to
park in that area in order to limit the turnover.
Chairman pro tem Samuels asked if an intercom or speaker system is used in the drive through.
Ms. Pelletier stated there is a speaker system which is volume controlled inside the pharmacy.
Mr. Tenerelli noted current ordinance prohibits 24-hour operation within proximity of the
residential court to the north.
Mr. Raysa stated the ordinance states that in a retail structure where the building line or portions
thereof is located within 80 feet of the building line of a residential structure, the operation of
Buffalo Grove Plan Commission-Public Hearing-March 18, 1998-Page 8
same between the hours of midnight and 7:00 a.m.is prohibited,except that a retail operator or
shop owner may petition the Village Manager for a 6:00 a.m. opening providing parking is
restricted in a method authorized by the Village Manager within the 80 foot buffer and a permit
is applied for and received from the Village which sets forth requirements and maintenance and
other guidelines for the restricted parking.
Commissioner Berman asked if the residential development to the north is subject to the 80 foot
buffer ordinance for 24-hour operations.
Mr. Pfeil stated the development appears to be about 41 feet from the commercial building to the
commercial property line abutting residential. The reference in the Municipal Code is to the
building setback line not to the house. The building set back line is almost the entire rear yard of
these properties. Therefore, based on information and the way the ordinance is interpreted it
appears that 24-hour operation is not allowed at this location in the shopping center.
Mr. O'Rourke asked what sales projections are expected at this location and what is the total
prescriptions sales typically for an Osco store of this size versus the total sales of all other
merchandise.
Ms. Pelletier stated she does not have those answers. She also stated it is not a matter of the
amount of money they will be obtaining from this facility but rather a service expected by their
customers.
There beingno further comments orquestions from anyone elsepresent, Chairman pro tem
Samuels closed the public hearing at 8:45 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
`./ APPROVED BY:
MICHAEL SAMUELS, Chairman pro tem
Buffalo Grove Plan Commission-Public Hearing-March 18, 1998-Page 9
REGULAR M ;:C�TING
BUFFALO GROVE PLAN COMMISSION
March 18, 1998
Proposed Osco Drug Store,Strathmore Square shopping
center,northwest corner of Dundee Road/Arlington Heights
Road,Approval of a Special Use for a drive-through pharmacy
facility, amendment of a Preliminary Plan including a variation
concerning the width of parking lot access aisles and amendment of
Chapter 17.44 of the Buffalo Grove Zoning Ordinance to allow
drive-through facilities for retail pharmacies
MillbrookResubdivision of Unit One
Business s ess Center,First
Plat of Subdivision
Proposed Wendy's restaurant,Woodland Commons shopping center
Illinois Route 22 (Half Day Road),Review of Preliminary Plan
Workshop#1
Chairman pro tern Samuels called the meeting to order at 8:45 p.m. in the Village Council
Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard,Buffalo Grove, Illinois.
Commissioners present: Mr. Krug
Mr. Samuels
Mr. Berman
Mr. Trilling
Mr. Ottenheimer
Mr. Moons
Mr. Viehman
Commissioners absent: Mr. Goldspiel
Ms. Howard
Also present: Ms. Theresa Pelletier,American Stores Properties, Inc.
Mr. William Grieve, Gewalt Hamilton Associates, Inc.
Mr. Marvin Feiger,Raybec Investment Co., Ltd.
Mr. Jeff Gylling, Wendy's International, Inc.
Mr. William Perry,Marchris Engineering Limited
Mr. William Reid,Village Trustee
Mr. William Raysa,Village Attorney
Buffalo Grove Plan Commission-Regular Meeting-March 18, 1998-Page 1
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Mr. Richard Kuenlder,Village Engineer
Mr. Robert Pfeil,Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Krug,seconded by Commissioner Ottenheimer to approve the minutes
of the public hearing on Busch Grove Community Park of February 18, 1998. All
Commissioners were in favor of the motion and the motion passed unanimously.
Moved by Commissioner Krug, seconded by Commissioner Ottenheimer to approve the minutes
of the public hearing on the Northwest Community Healthcare Microwave Dish and
Transmission Equipment Tower of February 18, 1998. Commissioner Krug 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.
Moved by Commissioner Berman, seconded by Commissioner Ottenheimer to approve the
minutes of the regular meeting of February 18, 1998. Commissioner Krug noted a correction
necessary on page 3, citing an incorrect name for the Chairman. All Commissioners were in
favor of the amended motion and the motion passed unanimously with Commissioner Berman
absent for the vote on the Northwest Community Healthcare issue.
COMMI 1TEE AND LIAISON REPORTS
Commissioner Viehman attended the Village Board meeting on March 16, 1998 noting the
following items:
1. Approval of the Northwest Community Healthcare Microwave Dish and
Transmission Equipment Tower
2. Approval of a Development Ordinance variation for the Missner property
3. Approval of a Preliminary Plan for the Buffalo Grove Park District Golf Learning
Center
Commissioner Viehman further stated the following items were referred to the Plan
Commission:
1. Proposed commercial development on the southeast corner of Buffalo Grove
Road and Aptakisic Road for a Walgreens and one-story commercial building
2. Proposed office building on the southeast corner of Deerfield Parkway and
Weiland Road south of the LaSalle Bank facility
Buffalo Grove Plan Commission-Regular Meeting-March 18, 1998-Page 2
Trustee Reid stated the proposed Walgreens referral was subject to a written statement from
Walgreens that the proposed store is a serious proposal and will be constructed if approved by
the Village. He noted that the Board does not want the Plan Commission to spend time reviewing
the proposed development unless there is a firm commitment to complete the project.
PROPOSED OSCO DRUG STORE. STRATHMORE SQUARE SHOPPING CENTER,
NORTHWEST CORNER OF DUNDEE ROAD/ARLINGTON HEIGHTS ROAD. APPROVAL
OF A SPECIAL USE FOR A DRIVE-THROUGH PHARMACY FACILITY.AMENDMENT
OF A PRELIMINARY PLAN INCLUDING A VARIATION CONCERNING THE WIDTH OF
PARKING LOT ACCESS AISLES AND AMENDMENT OF CHAPTER 17.44 OF THE
BUFFALO GROVE ZONING ORDINANCE TO ALLOW DRIVE-THROUGH FACILITIES
FOR RETAIL PHARMACIES
Moved by Commissioner Moons, seconded by Commissioner Berman to recommend approval to
the Village Board of the petition for approval of a Special Use in the B-3 Planned Business
Center District for a drive-through pharmacy facility, amendment of a Preliminary Plan and
amendment of Chapter 17.44 of the Buffalo Grove Zoning Ordinance to allow drive-through
facilities for retail pharmacies with the following variation: ZONING ORDINANCE- Section
17.36.030.F. to allow access aisles in the parking lot to be less than the Ordinance minimum
standard, subject to:
1. Construction of a concrete curb on the east side of the parking lot along Arlington
Heights Road
2. Construction of a concrete curbed island,approximately 4 feet in width down the
center aisle in the parking area east of the building separating the rows of 60
degree and 90 degree parking stalls
3. Installation of a fence on the north side of the property line from Arlington
Heights Road along the space occupied by Osco, and the fence shall extend to the
west line of the adjacent residential lot rather than end in the middle of a lot
4. Landscaping as shown on the plan
5. Security camera installation at the drive through
6. Adherence to a 26-foot aisle width for 90 degree parking stalls except for the east
aisle in the parking area east of the building and north of the access aisle
connecting to the south driveway to Arlington Heights Road
7. Use of the drive-through shall be limited to pharmacy items, not general merchandise
Buffalo Grove Plan Commission-Regular Meeting-March 18, 1998-Page 3
Commissioner Ottenheimer stated the proposed store is a positive step in upgrading and
beautifying a shopping center which really needs some improvements. He commented that he has
some reservations about the drive-through and possible impacts on the adjacent residential area.
He indicated that overall the proposed development will be beneficial to the Village and he will
support the project.
Commissioner Krug stated he will vote in favor of the plan, although he does not see a need for
the additional 30 parking spaces provided on the plan. He stated he does not believe drive-
through traffic will be heavy.
Commissioner Berman stated he is in support of the proposal and does not believe the level of
drive-through use to be of substantial concern.
Commissioner Viehman echoed the sentiments of his colleagues and noted he is in favor of
anything that will assist in the upgrading and re-development of this shopping center.
Commissioner Krug asked if the motion includes the change in the Zoning Ordinance for the
Business Districts to allow drive-through facilities for retail pharmacies.
Mr. Raysa suggested using the language as presented by Ms. Pelletier to clarify products that can
be sold and provided at the drive-through facility.
Chairman pro tem Samuels called for a vote on the motion and the vote was as follows:
AYES: Krug, Samuels, Berman,Trilling,Ottenheimer, Moons,Viehman
NAYES: None
ABSTAIN: None
ABSENT: Goldspiel,Howard
The motion passed 7 to 0.
Moved by Commissioner Berman, seconded by Commissioner Krug to defer discussion on the
Millbrook Business Center Plat of Subdivision to the end of the meeting. All Commissioners
were in favor of the motion and the motion passed unanimously.
PROPOSED WENDY'S RESTAURANT. WOODLAND COMMONS SHOPPING CENTER,
ILLINOIS ROUTE 22 (HALF DAY ROAD). REVIEW OF PRELIMINARY PLAN--
WORKSHOP #1
Mr. Jeff Gylling of Wendy's International, Inc. stated they are proposing development of Parcel
B in the Woodland Commons shopping center as a Wendy's Restaurant. He indicated that the
restaurant would have a floor area of 2,910 square feet and Parcel B has an area of 16,000 square
feet. He noted this development will require very minor modifications to the existing parking lot
Buffalo Grove Plan Commission-Regular Meeting-March 18, 1998-Pag e 4
and access aisles. Curb lines will stay the same and no additional parking lot lighting will be
installed. He said that landscaping would be provided around the building and additional
plantings would be done in areas around the site.
Mr. Gylling stated the proposed building is considered an Evolution 2000 design which is a
brand new prototype for Wendy's. He noted the stacking for the drive through has now been
designed along the perimeter of the ring road after discussions with the Village staff. He further
noted that the stacking lane for the drive-through window will meet the ordinance requirement to
provide space for 10 vehicles. The front of the building faces east with the drive through
windows facing Route 22. He said that several alternatives were studied concerning the
orientation of the building and drive-through window but site constraints dictate the layout as
proposed.
Mr. Gylling noted that there will be a net loss of 10 parking stalls in this area of the shopping
center due to development of Parcel B,but the overall amount of parking in the center is more
than the ordinance requirement. He commented that the site is now a sodded area,and the site
plan shows numerous additional plantings and trees for the parcel.
Mr. Gylling stated the building includes an all brick full height masonry building on all four
elevations. This proposed building has a much smaller dining room than the Wendy's on Route
83 and the kitchen has been slightly redesigned.
Chairman pro tern Samuels asked if it would be possible to have the front of the building face
Buffalo Grove Road.
Mr. Gylling stated that is not possible due to the kitchen layout.
Chairman pro tern Samuels commented that he would like to see more details concerning design
materials for the rear of the building.
Commissioner Trilling stated he would like to see the freezer/cooler box made more attractive.
Mr. Gylling stated that the cooler could be enclosed in masonry.
Commissioner Trilling asked what can be done with the trash enclosure.
Mr. Gylling stated that Wendy's standard enclosure is a board-on-board wood fence, but they are
willing to enclose it in masonry.
Commissioner Moons asked if this project requires a public hearing.
Mr. Pfeil stated the original P.U.D. contemplated the development of this property and this is a
permitted use in the district so a public hearing is not required unless variations are requested.
Buffalo Grove Plan Commission-Re
gular Meeting-March 18, 1998-Page 5
•
He noted that the dimensions for the parking stalls and access aisle on the north side of the
building do not comply with the ordinance. The access aisle is 24-feet wide instead of 26 feet,
and a row of parking spaces are 18 feet in length instead of 18 '/2 feet. He suggested that the plan
could be adjusted to provide the dimensions required by ordinance. If these adjustments are made
to the parking stall and aisle dimensions,no variations would need to be requested.
Commissioner Trilling stated the Wendy's plan should stay consistent with what is currently
existing.
Mr. Pfeil commented that it would be advisable to widen the aisle to 26 feet, since this would
help move traffic more efficiently in an area that will be fairly congested relative to other parts of
the shopping center. He noted that Chairman Goldspiel had called prior to the meeting to
comment that attention should be given to the landscaping along Route 22 to mitigate headlight
glare from vehicles in the drive-through that might affect traffic on Route 22.
Mr. Gylling stated if the landscaping needs to be adjusted,they will add plantings as needed.
Mr. Pfeil stated if the Commission is satisfied that the plan works adequately and that the
adjustments to the parking lot dimensions can be made,there is no need for another workshop.
Commissioner Ottenheimer noted his concern with the stacking problem at the Wendy's on
Route 83. He also asked if the proposed Wendy's will draw some of the business from the
existing store on Route 83,and if this might lessen the wait time at the drive-through of the
existing store.
Mr. Gylling stated the Wendy's store on Route 83 is one of their highest volume stores. The
drive-through stacking at the proposed store is a better layout,but he couldn't determine if it
would have any impact on the wait time at the existing store's drive-through.
Commissioner Ottenheimer asked if 10 spaces for stacking would be sufficient. He asked if the
new Wendy's would have some kind of holding area for longer orders.
Mr. Perry stated that a typical Wendy's needs only 7 stacking spaces,but the Village requires 10
spaces. He stated they have tried to provide as much room as possible. They have provided 10
spaces with a length of 20 feet, so more than 10 cars could actually be stacked. He commented
that several alternative designs were evaluated,but the layout as proposed is the most efficient
design based on the site size and location.
Commissioner Ottenheimer asked about the hours of operation of the store.
Mr. Gylling stated the hours are typically 10:00 a.m. to midnight Monday through Thursday, and
until 1:00 a.m. on Friday and Saturday.
Buffalo Grove Plan Commission-Regular Meeting-March 18, 1998-Page 6
Commissioner Trilling asked if it would be advantageous to designate the last 2 spaces of the
diagonal parking as waiting areas for customers.
Mr. Gylling stated they are not opposed to doing that but he questions how often that would be
used.
Commissioner Berman stated he does not see a real issue with overflow stacking on the internal
circulation in light of the fact that this parking lot has so many options for internal circulation
and access and egress.
Commissioner Berman stated the glare from the circulation in the drive through would be no
worse than the glare that comes off cars circulating in the parking lot now and he does not see
any problems on that issue. He therefore does not feel that another workshop is necessary. He
also noted his preference for masonry enclosures for both the cooler unit and trash area.
Commissioner Krug stated most people will be coming in off of Route 22 and if it starts stacking
up they will be back at the access cross driveway and there is plenty of room to stack up
additional cars without going through the parking lanes. Therefore he does not see a stacking
problem.
Commissioner Viehman stated he also does not see any reason for another workshop as long as
the petitioner can meet all of the requirements that are stipulated by staff with regard to the traffic
patterns,parking and aisle widths. He noted he would like to see the entire building brought into
harmony with the overall design of the shopping center by the use of masonry materials for the
entire restaurant. He commented that this would improve the appearance of the rear portion of
the restaurant that will face Route 22.
Moved by Commissioner Trilling, seconded by Commissioner Ottenheimer to recommend
approval to the Village board of the concept plan submitted for a Wendy's restaurant at the
Woodland Commons shopping center, subject to:
1. Appearance Commission review and approval of Plan Commission suggestion for
a masonry enclosure around the refuse area and the outdoor refrigerator/cooler
unit;
2. Modification of the plan to accommodate aisle widths and parking stall
dimensions to be consistent with existing conditions;
Commissioner Berman noted Mr. Pfeil had asked the Commission to consider the advisability of
making the newly constructed aisles 26 feet wide if this can be done without creating
dimensional problems in other areas of the existing shopping center parking lot.
Buffalo Grove Plan Commission-Regular Meeting-March 18, 1998-Page 7
Chairman pro tern Samuels called for a vote on the motion and the vote was as follows:
AYES: Krug, Samuels, Berman,Trilling,Ottenheimer,Moons,Viehman
NAYES: None
ABSTAIN: None
ABSENT: Goldspiel, Howard
The motion passed 7 to 0.
MILLBROOK BUSINESS CENTER. FIRST RESUBDIVISION OF UNIT ONE --PLAT OF
SUBDIVISION
Chairman pro tern Samuels asked if the plat had been reviewed by staff and the Village Engineer.
Mr. Pfeil stated the Village Engineer has written a memo indicating the plat is in compliance
with the development ordinance. It does comply with the Preliminary Plan approved in the
annexation agreement. He noted Chairman Goldspiel is concerned about Lot 3 on the south end.
Mr. Pfeil noted that Lot 3 is not a buildable lot under terms of the annexation agreement. The
agreement would require Lot 3 to be assembled with more real estate to be a developable lot.
This is also the case for all of the 50-foot wide lots to the south. None are individually buildable,
zoning lots with a minimum area of 50,000 square feet and minimum width of 100 feet are
required for development. The developer has represented that the actual zoning lots will be
substantially larger than 50,000 square feet.
Moved by Commissioner Krug, seconded by Commissioner Trilling to recommend approval to
the Village Board of a Plat of Subdivision for the Millbrook Business Center,First
Resubdivision of Unit One.
Chairman pro tern Samuels called for a vote on the motion and the vote was as follows:
AYES: Krug, Berman, Trilling, Ottenheimer, Moons,Viehman
NAYES: None
ABSTAIN: Samuels
ABSENT: Goldspiel,Howard
The motion passed 6 to 0.
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CHAIRMAN'S REPORT-None
Buffalo Grove Plan Commission-Regular Meeting-March 18, 1998-Page 8
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated the next meeting will be on April 1, 1998.
Ili
PUBLIC COMMENTS AND QUESTIONS -None
STAFF REPORT-None
`./ NEW BUSINESS -None
ADJOURNMENT
Moved by Commissioner Berman, seconded by Commissioner Trilling and carried unanimously
to adjourn. Chairman pro tem Samuels adjourned the meeting at 9:55 p.m.
Respectfully submitt d,
Fay ubin, cording Secretary
APPROVED BY:
MICHAEL SAMUELS, Chairman pro tem
Buffalo Grove Plan Commission-Regular Meeting-March 18, 1998-Page 9