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1998-01-07 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION January 7, 1998 Buffalo Grove Park District,proposed Learning Center, southwest area of Busch Grove Community Park,Approval Li of a Preliminary Plan—Workshop#2 Proposed Osco store with drive-through pharmacy window,Strathmore square shopping center,Dundee Road/Arlington Heights Road,Approval of a Preliminary Plan and Special Use, and amendment of Chapter 17.44 Business Districts, of the Buffalo Grove Zoning Ordinance concerning drive-through pharmacies—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: Mr. Goldspiel Ms. Howard Mr. Samuels Mr. Berman Mr. Trilling Mr. Ottenheimer Mr. Moons Mr. Viehman Commissioners absent: Mr. Krug Also present: Mr. Michael Rylko,Director of Parks and Recreation Mr. John Green, Groundwork, Ltd. Mr. Richard Vane,Groundwork,Ltd. Mr. Richard Kepshire,Lindley&Sons, Inc. Mr. Mel Cea, Project Architect Ms. Theresa Pelletier,American Stores Properties, Inc. Mr. Marvin Feiger, Raybeck Investment Mr. William Reid,Village Trustee Mr. Robert Pfeil,Village Planner APPROVAL OF MINUTES Moved by Commissioner Ottenheimer, seconded by Commissioner Berman to approve the Buffalo Grove Plan Commission-Regular Meeting-January 7, 1998-Page 1 minutes of the regular meeting of December 3, 1997. All Commissioners were in favor of the motion and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS Commissioner Trilling attended the Village Board meeting on January 5, 1998 and stated the Northwest Community Hospital has requested permission to construct a 120 foot tower for microwave purposes to communicate between their Central Avenue campus and their facility at Lake Cook Road and Weiland. The matter has been referred to the Plan Commission. Mr. Pfeil stated the board also approved ordinances relative to the Amoco station at Lake Cook Road and Route 83 and zoning annexation has now been approved. BUFFALO GROVE PARK DISTRICT. PROPOSED LEARNING CENTER. SOUTHWEST AREA OF BUSCH GROVE COMMUNITY PARK.APPROVAL OF APRELIMINARY PLAN -- WORKSHOP#2 Mr. John Green of Groundwork, Ltd. stated the proposed site is part of the Busch Grove Park at the southwest corner. A referral was made by the Village Trustees which shows the parcel paralleling and abutting the east side of Route 83 and immediately north of the Indeck property. He noted this site will be northwest of the Insignia Point detention and open space. This site has existing trees which are 60-90 feet tall and the structure is to be in the midst of these trees. The goal is to minimize the amount of mitigation,grading and number of mature trees to be removed. Mr. Green further stated the uses have been expanded to become a year-round operation. Six months of the year this project will be a golf learning center with the air supported structure. This structure has now been reduced in scale to 240 feet in length. Between May and November the structure will come down and the astroturf surface will be removed. Underneath will be an asphalt surface that has all the requirements for Safety Town. A permanent structure has now been designed in front of the air structure and is about 3,100 square feet. It will be of the same style, type and materials of the existing shelter at the northeast corner of Busch Grove Park. This structure will include public washrooms,vending area, stockrooms, and equipment rooms. During the winter months there will be an area serving as the pro shop and during the summer months the same area will then be adapted for use as an indoor classroom for Safety Town. The air structure will be stored in this area in the summer and Safety Town equipment will be stored in the winter. He noted this will require about a two week transition period in the spring and fall. Mr. Green stated there are a small number of trees which will need to be removed but most trees will be maintained. In addition there will then be new landscaping layered into the area particularly along the Route 83 side. Mr. Green stated they are requesting two variations to the site because it is an RE zone and these are: Buffalo Grove Plan Commission-Regular Meeting-January 7, 1998-Page 2 1. To allow a 65 foot height when the air structure is in place. This would be to the top of the air structure which is curved in both directions. It would not reach 65 foot until it is at a point 240 feet back from the right of way line. 2. To allow a parking setback of 26 feet minimum to allow for a good line of berming and landscape screen. Mr. Green stated they are showing 99 parking spaces on the plan. The curb cut location is the existing curb cut location. Ultimately this parking driveway will extend north as the rest of the park is developed. Chairman Goldspiel asked for comments regarding the Fire Department memo which indicates a fire lane or road needs to be added to get to the structure and the problems with access to and from the parking lot. Mr. Green stated the facility is being shown as 150 feet wide but noted the facility can be brought down to about 135-140 feet wide. Therefore, about 10 feet can be reduced and still have the facility functional. That will provide an addition 10 feet of access around the facility and he noted they would be willing to work with the Fire Department to establish both the required and desired access for them. In addition to that,he noted they will provide a T turnaround in the parking lot to facilitate turns required by the Fire Department. Commissioner Ottenheimer asked if smoke detectors and alarms are required and will be provided. Mr. Green stated they will be providing all the fire detection and emergency systems that are necessary. Commissioner Samuels asked if the bubble material is flame retardant. Mr. Green stated the fabric does not sustain a flame at all. He stated the primary hazard is potential deflation. He further stated tests have been conducted and it has been shown it takes about 30 minutes for the structure to deflate. Commissioner Howard asked how many levels this facility will have. Mr. Green stated there are two levels. One level is on grade and is a concrete slab and another level about that. There are sixteen tee spaces on each level. The structure remains in place all `./ year round. The second level will be a viewing area of parents for the Safety Town portion of the year. Commissioner Howard asked if 99 parking spaces will be sufficient for peak use of the golf portion of the facility. Buffalo Grove Plan Commission-Regular Meeting-January 7, 1998-Page 3 Mr. Green stated the number of required spaces is 44-45. With 32 tee spaces there can only be 32 people out and there would be some other people around. Therefore 99 spaces is more than sufficient. Commissioner Trilling noted his concern for sufficient turning radii at corners in order to enable maneuvers. Mr. Green stated he is not sure that will be necessary. He noted he may be able to create more space on the east side than on the other two sides. In addition the site will be fenced in for security. There are, however, all gates at the east end and the opportunity for flexibility exits for maneuvering space. Commissioner Trilling asked if any of the existing trees will canopy over the structure in any way. Mr. Green stated this is not possible as they need to maintain clearance in case of strong winds which might drive tree branches into the fabric. Commissioner Trilling asked for some creativity to the front of the proposed structure. Mr. Green noted the structure will be consistent throughout the park site. It will consist of fieldstone around the lower levels and a stucco band with an asphalt shingle roof. Commissioner Trilling asked if all equipment will be stored inside when not in use. Mr. Green stated yes. He noted the intent is to have all equipment stored inside which is why the structure has been sized to fit same. Commissioner Moons asked if there is a possibility that a strong wind could tear the fabric or cause deflation. Mr. Green noted the fabric has cables over the top to hold it in place. However, even with a tear the structure will remain inflated and can be patched. Commissioner Moons asked what is left for Safety Town once the roof is removed. Mr. Green stated there is a perimeter concrete foundation which will extend down between 4-8 feet. The foundation is flush with the grade around it and there are no anchors projecting out of the foundation. There is a channel set into the foundation so that the top of the concrete is the same level as the top of the channel. The fabric then sits in the channel. Commissioner Viehman asked what the hours of operation will be for the entire facility. Buffalo Grove Plan Commission-Regular Meeting-January 7, 1998-Page 4 Mr. Rylko stated the golf use will operate daily from 7:00 a.m. to 10:00 p.m, Saturdays from 6:00 a.m. to 10:00 p.m. and Sundays from 6:00 a.m. to 10:00 p.m. Safety Town operation will have morning sessions from 9:00 a.m. to 1:00 p.m. and afternoon sessions from 3:30 p.m.to 6:30 p.m. Commissioner Viehman asked what kind of external lighting is anticipated around the permanent facility or parking area. Mr. Rylko stated there will be exterior parking lot and walkway lighting and entrance way lighting. Commissioner Howard asked how heavy or thick the cable supporting the dome are. Mr. Cea noted the cables are 1 inch in diameter and are threaded into the fabric itself so that it is not visible from the outside. Chairman Goldspiel asked if there is any building code that covers this type of structure. Mr. Green stated they will fall under the 1996 Boca code which has just been adopted by the Village. It is the most comprehensive code now available. Chairman Goldspiel asked about the sewer and water plans. Mr. Kepshire stated they have a sanitary sewer which was installed during the Route 83 roadway improvement project. That sewer stub was provided to the easterly side of the roadway which will now be extended in an easterly direction to serve the building. There will be some extension of the water main and provision of fire hydrants to accommodate this structure. He further noted they will provide drainage for the depressional storage areas that will occur on the southwest side of the air support structure and another small one on the easterly side of the parking lot. He stated this will drain in a northerly direction and combine with a stormsewer system that is coming in a southerly direction from the health and fitness center and then drain east across what will be future ballfields to Farrington Ditch. Chairman Goldspiel asked how the proposed structure compares to the existing Northbrook structure. Mr. Green stated the height of both structures is similar. The Northbrook structure is about 20 feet longer. Also the Northbrook facility runs parallel to the road whereas the proposed site runs perpendicular to the road. He further noted the Northbrook facility setback is significantly less than the one proposed here. There is also no permanent building in front of the Northbrook facility to provide blockage and they have only provided 22 parking stalls. Chairman Goldspiel asked how this proposed structure will impact the Indeck building. Buffalo Grove Plan Commission-Regular Meeting-January 7, 1998-Page 5 Mr. Green stated the distance between the Indeck building and the structure itself will be several hundred feet. This structure will actually appear shorter than the Indeck building because of its setbacks. Mr. Green stated he believes they can meet the elements as outlined in the Fire Department memo and are more than willing to work with them to accomplish their needs. Mr. Pfeil noted his concurrence that the Fire Department comments could be addressed. PROPOSED OSCO STORE WITH DRIVE-THROUGH PHARMACY WINDOW, STRATHMORE SQUARE SHOPPING CENTER.DUNDEE ROAD/ARLINGTON HEIGHTS ROAD. APPROVAL OF A PRELIMINARY PLAN AND SPECIAL USE, AND AMENDMENT OF CHAPTER 17.44-BUSINESS DISTRICTS,OF THE BUFFALO GROVE ZONING ORDINANCE CONCERNING DRIVE-THROUGH PHARMACIES --WORKSHOP #.1 Ms. Pelletier stated the site they are interested in is located at the northwest side of Arlington Heights Road and Dundee Road where they are proposing an Osco drug store. This site is currently occupied by Blockbuster Video. She noted they will not be adding any square footage to the building which is about 16,000 square feet. She noted an Osco drug store is an allowed use in the B-3 District,however,they are requesting they be allowed to add a drive through pharmacy. Since the pharmacy drive through is a fairly new concept, it is not one of the allowed listings for drive throughs. Therefore,they are asking for a text amendment to the Business zoning ordinance as well as a Special Use. Ms. Pelletier stated this will be a solo Osco drug store that will offer cosmetics,pharmacy, liquor, Hallmark and several other convenience type uses. She noted Osco is now trying to infill areas with this type of drug store between the combo drug stores they run adjacent to Jewel food stores. This store will be a convenience type of neighborhood use. It is a similar use from a retail standpoint as the use that is there and they therefore do not expect any additional parking demand or trip generation. She further noted the drive through is a very low impact drive through. She noted a maximum of 11 cars per hour going through the drive-through per study as submitted. This would be in the typical high use evening hours,morning hours or Saturdays. She noted the request for such a Special Use is that people are coming to expect this type of service and people will be making their pharmacy decisions based on whether a drive through is available to them. In addition this is a useful service for the elderly, ill people and the disabled. Ms. Pelletier stated the design calls for a double drive through with two lanes and a canopy over the drive through covering only the inside lane. The outside lane is served by a pneumatic tube similar to a bank and is used strictly to drop off prescriptions. She noted Osco wishes to provide this service even though it is not used as often these days since most prescriptions are called in. Generally most people will drop off a prescription and then go to do some other errand,coming back for pickup. Therefore, there is little or no stacking at these pharmacy drive throughs. Buffalo Grove Plan Commission-Regular Meeting-January 7, 1998-Page 6 Ms. Pelletier stated they are not adding to the building's square footage and will only be putting a canopy on the end. The change to be made is the circulation to the east of the building in a little used parking area. Currently the circulation is northward on the lane closest to Arlington Heights Road and southward on the lane closer to the building. She stated they are proposing to change that one way circulation so that it is southbound on the Arlington Heights side and northbound on the building side so that when people are coming through,they can just pull right into the pharmacy. She further stated they are not changing the parking count for the overall shopping center. Ms. Pelletier reviewed the building elevations noting the entrance has been moved over slightly so that it lines up with the exterior building columns. All of the materials and themes of the center will be the same as the overall remodeling proposed by the center's owner. Chairman Goldspiel asked if Walgreens will continue to occupy it space in the center. Mr. Feiger stated there will be a period where both tenants will be in the center. However,the Walgreens lease is up in 1999 and they have indicated they are not happy with their location and will be looking for another location. Chairman Goldspiel asked if Blockbuster will be relocated in the center. Mr. Feiger stated they will attempt to convince Blockbuster to remain in the center once Osco becomes an anchor. The prestige and look of the center may help convince them to relocate in the center. He stated they feel lucky to have the opportunity to have Osco in the corner location which will give the center a better opportunity to attract other tenants. Chairman Goldspiel asked what extent of the store would be devoted to the food mart. Ms. Pelletier stated this is a food mart and not a grocery store which will provide convenience items only and is not a large percentage of the building's square footage. Chairman Goldspiel stated he would like to know the amount of footage devoted to food items for the next meeting. Commissioner Samuels asked why this location is better than the one vacated by Osco across the street. Ms. Pelletier noted the store across the street is an older store and the new space will be better for remodeling. She further noted she is not sure of the lease situation at the previous store. She also noted the previous store was an in line store and Osco is moving all in lines into solos or end caps where drive throughs can be accommodated. Commissioner Samuels noted the Osco at Route 83 and Lake Cook gets very busy and backed up Buffalo Grove Plan Commission-Regular Meeting-January 7, 1998-Page 7 and he has experienced waiting times of 15 minutes to over one half hour. He asked how this would be dealt with in the drive through. Ms. Pelletier noted the drive through is typically a call in prescription or drop off situation in which case the prescription is picked up much later on. In addition, she noted one of the new services to be offered is a specific time can be arranged for pickup. This will cause less and less waiting time. She noted these drive through facilities in other areas of the country do not have any significant stacking problems. Commissioner Samuels asked why a second lane is necessary since there is only a small percentage of people dropping off prescriptions. Ms. Pelletier noted the second lane is strictly for drop offs and is to be used just in case some people do want to use this type of service. Commissioner Samuels asked if Osco would be restriping the area that is just south of the store in front as this area is a total mess. Ms. Pelletier stated no. Chairman Goldspiel noted he would hope the plans for reconfiguring this center would include some further landscaping and greenery and appearance upgrade. Mr. Feiger stated this is part of their overall plan. He stated he does not have the landscaping plan with him but assured the Commission their plan has always been for resurfacing and restriping, new roof,new facade and landscaping. Chairman Goldspiel noted some space will need to be left on the proposed plan to accommodate these upgrades. He stated it is necessary to integrate these plans with the expansion,upgrade and landscaping plans for the entire center. Trustee Reid asked what is happening with the shopping center facelift. Mr. Feiger stated there have been some problems, some of them weather related. The facelift is progressing, albeit slower than expected. Commissioner Ottenheimer stated he is all for the concept of a drive through facility and asked if any other items could be bought at the drive through. Ms. Pelletier stated some other items could be purchased through the drive through but only in conjunction with a prescription and only items that are within the reach of the pharmacist. Commissioner Ottenheimer asked if Osco would be repaving the portion of the lot along Buffalo Grove Plan Commission-Regular Meeting-January 7, 1998-Page 8 Arlington Heights Road. Ms. Pelletier stated it is not their intention to do any exterior work except for the restriping to accommodate the circulation. Chairman Goldspiel noted a blind corner in the plan. The prescription window is close to a corner of the building with the drive that is used for trucks. The sight line study should indicate what is necessary at this corner to ensure that someone coming out of the prescription window area and a truck coming down the back road do not intersect adversely. Chairman Goldspiel asked for any consideration necessary for those single family residences adjacent to this building in terms of landscaping augmentation if possible. Trustee Reid noted there is no room for any further landscaping. Chairman Goldspiel noted there is a great deal of traffic at the exit onto Arlington Heights Road. He asked if it is really feasible to have the traffic circulation flip flopped as is proposed on this plan. Commissioner Samuels also noted there are now two lanes for the drive through as well as parked cars which will backing out onto what is left of a through lane. Ms. Pelletier noted they have the required aisle width beyond the lane any cars would be in. She noted the reconfiguration of the parking does now make the turn out further away and makes it somewhat easier to turn onto Arlington Heights Road. Mr. Pfeil noted the Village Engineer has looked at the plan and has not identified any major concerns. The traffic consultant would have a more in depth study of this type of circulation than the Village Engineer. Commissioner Ottenheimer asked if this will be a 24-hour operation for Osco. Ms. Pelletier stated no. She noted the hours of operation are typically 7:00 a.m. to 12:00 midnight. The drive through would have the same hours as the pharmacy which is not always open the same hours as the rest of the store. Chairman Goldspiel asked what definition there would be between the pneumatic tube drop off lane and the traffic lane to avoid conflict between the northbound traffic going to Arlington Heights Road and the people using the pneumatic tube. He noted curbing is normally required between the drive in lanes and the traffic lanes. Ms. Pelletier noted that because all of the traffic is in the same direction, it lessens the necessity for a physical barrier. Striping could include arrows or some such to delineate traffic either into Buffalo Grove Plan Commission-Regular Meeting-January 7, 1998-Page 9 the drive through or to the through lane. She noted there is also somewhat of a physical definition of the canopy and there is a curbed island between those two lanes. Chairman Goldspiel noted there is enthusiasm for the concept but there needs to be some work done to ensure it is workable for traffic purposes. It is important enough to have the traffic consultant look at this plan and the plan should be integrated with whatever landscaping plans are available. CHAIRMAN'S REPORT-None FUTURE AGENDA SCHEDULE Mr. Pfeil stated there will be a meeting on January 21, 1998. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT Mr. Pfeil noted there will be a public hearing on January 13, 1998 at 7:00 p.m. concerning the PACE idea to discontinue the 691 service in the Village Council Chambers NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Viehman, seconded by Commissioner Samuels and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 9:35 p.m. Respectful ubmitte , Fay Ru in, cording Secretary APPROVED BY: n /ST111:1—Hi4"ACA'N GOLD 2PIEL Chairman Buffalo Grove Plan Commission-Regular Meeting-January 7, 1998-Page 10