1999-10-04 - Plan Commission - Minutes SPECIAL MEETING
BUFFALO GROVE PLAN COMMISSION
October 4, 1999
Aetna Development Corp., Proposed Walgreens store and site modifications,
Approval of a Special Use for a drive-through pharmacy facility and
amendment of a Planned Unit Development(P.U.D.) In the B-3 Planned
Business Center District and approval of building elevations and
materials and landscape plan, Plaza Verde-East shopping center,
southwest corner of Dundee Road/Arlington Heights Road
Chairman Goldspiel called the meeting to order at 6:00 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Goldspiel
Mr. Samuels
Mr. Trilling
Mr. Ottenheimer
Ms. Dunn
Mr. Feldgreber
Mr. Johnson
Mr. Panitch
Mr. Smith
Commissioners absent: None
Also present: Mr. Lawrence Freedman, Ash, Anos, Freedman& Logan
Mr. John Green, Groundwork, Ltd.
Mr. Richard Vane, Groundwork, Ltd.
Mr. David Mangurten, KMA& Associates, Inc.
Mr. Steve Corcoran, Metro Transportation Group
Mr. George Harms Aetna Development Corp.
Mr. William Raysa, Village Attorney
Mr. Richard Kuenkler, Village Engineer
Ms. Deane Glover, Village Trustee
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Ottenheimer, seconded by Commissioner Johnson to approve the
minutes of the public hearing and special meeting of September 8, 1999. Chairman Goldspiel
Buffalo Grove Plan Commission-Special Meeting-October 4, 1999-Page 1
noted a typographical error on page 12 of the public hearing. Chairman Goldspiel noted a
grammatical error on page 3 of the special meeting. He further noted the spelling of the word
"eifice" needed to be corrected to "EIFS"throughout the minutes. He also noted a typographical
error on page 9. He requested the addition of a sentence to page 10 under chairman's report
noting that he suggested the commission ordinarily handle appearance matters at the second
workshop and the commission agreed. All Commissioners were in favor of the amended motion
and the motion passed unanimously.
COMMITTEE AND LIAISON REPORTS
Commissioner Dunn stated she attended the Village Board meeting on September 27, 1999
wherein they passed the ordinance approving a Planned Unit Development at Route 83 and
Arlington Heights Road. In addition they tabled an amendment to the Town Center P.U.D.
where Advocate Medical Group is seeking to expand their offices.
AETNA DEVELOPMENT CORP.. PROPOSED WALGREENS STORE AND SITE
II
MODIFICATIONS.APPROVAL OF A SPECIAL USE FOR A DRIVE-THROUGH
PHARMACY FACILITY AND AMENDMENT OF A PLANNED UNIT DEVELOPMENT
(P.U.D.) IN THE B-3 PLANNED BUSINESS CENTER DISTRICT AND APPROVAL OF
BUILDING ELEVATIONS AND MATERIALS AND LANDSCAPE PLAN. PLAZA VERDE-
EAST SHOPPING CENTER. SOUTHWEST CORNER OF DUNDEE ROAD/ARLINGTON
HEIGHTS ROAD
Moved by Commissioner Samuels, seconded by Commissioner Johnson to recommend approval
to the Village Board of the petition for amendment of a Planned Unit Development(P.U.D.) And
Preliminary Plan and approval of a Special Use for a drive-through pharmacy facility in the B-3
Planned Business Center District with the following variations: ZONING ORDINANCE -
Section 17.36.040.F.2. (To allow 477 off-street parking spaces rather than 574 spaces as required
by Ordinance for the building area of 126.245 square feet proposed in Phase 1 of the project);
DEVELOPMENT ORDINANCE - Section 16.50.080.A.1. (To allow the re-constructed sidewalk
along the south side of Dundee Road to be located on the Property rather than within the right-of-
way of Dundee Road), subject to:
1. No new leases for the east building which is to be eventually vacated
2. A sidewalk system on the east side of the property to serve the eventual parking
there and attach it to the restaurant site
3. Making all turning radii comply with the recommendations of the Village's traffic
engineer
4. Extending the barrier median from the pork chop all the way down to the
east/west cut through of the access drive
Buffalo Grove Plan Commission-Special Meeting-October 4, 1999-Page 2
5. New lighting which meets Village standards to be incorporated throughout the
parking lot
This petition is for the construction of a Walgreens drug store of 15,120 square feet, including a
drive-through pharmacy window on the south side of the building, and to make modifications to
the existing buildings, parking lot and landscaping in the Plaza Verde -East shopping center,
pursuant to the testimony given at the public hearing and the exhibits attached thereto.
Commissioner Johnson asked if Commissioner Samuels would accept an amendment with regard
to the leases in the existing building that no new leases be added into that would exit past the
termination date of the existing leases.
Commissioner Samuels stated no since the petitioner specifically stated that it was not their
intent to put anyone new into that building and with the parking being under parked during that
period he does not feel it would be an advantage to enter into any new leases.
Commissioner Trilling asked if new lighting which meets Village standards in the parking lot
and could be incorporated into the motion.
Commissioner Samuels stated yes and specifically that it be basically the same as was
incorporated in the new Walgreens facility at Lake Cook Road.
Commissioner Samuels stated the petitioner has addressed many of the objections noted by the
Commission previously. The plan now has adequate parking during both the temporary
construction period and the temporary phase 1 of this development. It will be able to
accommodate the needs of the existing tenants and the center in the future. Moving the building
was essential to this goal. They have also incorporated the concept of refurbishing the
appearance of the existing center. Their willingness to compromise is to the benefit of everyone
involved and he will now support the project.
Mr. Ottenheimer stated the petitioner has come a long way in addressing the Commission's
concerns. This is not the most perfect plan but it is certainly better than what exists now. After
much consideration he feels this is the best possible plan under the circumstances and he will
support the plan.
Commission Trilling stated one of the biggest complaints he had at the last meeting was the
inability to speak directly to the developer. He has now spoken and he is being very realistic
about the opportunities for this center.
Commissioner Panitch stated he is gratified to see that Walgreens is being somewhat flexible.
He noted that in order to bring energy to the center it is necessary to have a large corporate
presence and Walgreens brings that. The petitioner has come up with some good ideas to bring
the circulation of traffic within the confines of the mall.
Buffalo Grove Plan Commission-Special Meeting-October 4, 1999-Page 3
II
Chairman Goldspiel stated he does not see any big improvement in the proposed plan. He noted
there is still a severe shortage of parking between the time the first phase is created and the
second phase is implemented. The so called parking spaces for the restaurant and Walgreens will
also be occupied by the building tenants on the southeast portion and will be inadequate. There
will be all types of loading and other conflicts. He noted particular concern with the parking lot
situation to the west of the Walgreens building where a main lot aisle is now going to have traffic
conflicts on both sides and it is not reasonable to expect people to drive in through the in and out
entrance and then drive 3/4 of the way around the building in order to find a parking space. He
noted the whole thing could be solved as suggested by Commissioner Samuels by eliminating the
right-in, right-out opening that space up and providing the parking.
Chairman Goldspiel called for a vote n the motion and the vote was as follows:
AYES: Samuels, Trilling, Ottenheimer, Dunn,Johnson, Panitch, Smith
NAYES: Feldgreber, Goldspiel
ABSENT: None
ABSTAIN: None
The motion passed 7 to 2.
Chairman Goldspiel closed the public hearing at 8:45 p.m.
Chairman Goldspiel asked to table the remaining items on the agenda.
Moved by Commissioner Ottenheimer, seconded by Commissioner Johnson to table the
remaining items.
All Commissioners were in favor of the motion and in favor of adjournment.
Chairman Goldspiel adjourned the special meeting at 8:46 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
STEPHEN GOLDSPIEL, Chair
Buffalo Grove Plan Commission-Special Meeting-October 4, 1999-Page 4
g g
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
October 4, 1999
Aetna Development Corp.,Proposed Walgreens store and site modifications,
Approval of a Special Use for a drive-through pharmacy facility and
amendment of a Planned Unit Development(P.U.D.) In the B-3 Planned
Business Center District and approval of building elevations and
materials and landscape plan,Plaza Verde-East shopping center,
southwest corner of Dundee Road/Arlington Heights Road
Chairman Goldspiel called the hearing to order at 6:30 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman
Goldspiel 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: Chairman Goldspiel
Mr. Samuels
Mr. Trilling
Mr. Ottenheimer
Ms. Dunn
Mr. Feldgreber
Mr. Johnson
Mr. Panitch
Mr. Smith
Commissioners absent: None
Also present: Mr. Lawrence Freedman, Ash, Anos, Freedman& Logan
Mr. John Green, Groundwork, Ltd.
Mr. Richard Vane, Groundwork, Ltd.
Mr. David Mangurten, KMA & Associates, Inc.
Mr. Mike Krasuki, Walgreens
Mr. Steve Corcoran, Metro Transportation Group
Mr. George Hanus, Aetna Development Corp
Mr. William Raysa, Village Attorney
Mr. Richard Kuenkler, Village Engineer
Ms. Deann Glover, Village Trustee
Mr. Robert Pfeil, Village Planner
Buffalo Grove Plan Commission-Public Hearing-October 4, 1999-Page 1
The following exhibits were presented by the petitioner at the public hearing:
Exhibit 1: Preliminary Site Plan dated September 30, 1999 by Groundwork, Ltd.
Exhibit 2: Leased Space Diagram dated October 4, 1999
Exhibit 3: Alternate Right in/Right out Driveway dated October 4, 1999
Exhibit 4: East Parking Area Plan dated October 4, 1999
Exhibit 5: Preliminary Landscape Plan dated September 15, 1999 by Pugsley and La Haie
Exhibit 6: Northwest Building elevations dated September 30, 1999 by KMA and Associates
Exhibit 7: Southeast Building elevations dated September 30, 1999 by KMA and Associates
Exhibit 8: Building elevations dated September 30, 1999 by KMA and Associates
Exhibit 9: Photograph of Existing Mall
Mr. Freedman thanked the Commission for holding this special meeting at a special time and
indicated the mechanics of this process were difficult. To begin with there is no way any
ordinance can be prepared for presentation this evening to the Village Board. There would be no
real time for the Board to digest the process and the overlapping of time. Based on these facts,
they have received an extension of time from the seller for a closing date to October 21, 1999.
They will ask the Board to be continued to its October 18, 1999 meeting to give them a chance to
deal with the Plan Commission's recommendation that the Board have a prepared ordinance to
work with.
Mr. Freedman noted he has supplied a copy of the Sam Ash lease which shows the provisions
which restrict the construction in the parking area. This allows no construction in the parking lot
other than in a location which is the one proposed for the Walgreens construction. Further. he
noted they have hired Metro Transportation Group to do an analysis of the access and parking
situation as requested by the Commission. It had been suggested this analysis be submitted to
the Village's traffic consultant.
Mr. Steve Corcoran of Metro Transportation Group, stated they looked at the existing road
system, took traffic counts at the evening peak hours and Saturday afternoon peak hours, did
field observations, and looked at future traffic additions with the construction of Walgreens as
well as allocating additional traffic for existing vacancies. He further stated they did capacity
analysis and traffic circulation studies. He noted he has personal experience of this shopping
p Pp g
center having been a consumer for the past 10 years.
Buffalo Grove Plan Commission-Public Hearing-October 4, 1999-Page 2
Mr. Corcoran noted the center is located at the southwest corner of Arlington Heights Road and
Dundee, both of which are major arterial roadways. He noted the traffic study accounts for not
only this center(Plaza Verde East)but the Plaza Verde West center also. There are currently six
access points to this center. On Arlington Heights Road there is full access located opposite of
Boeger Road, a service drive which is right in/right out only. Along the back of the center there
is an access point to multi-family development to the south which provides access from the
residential to both Dundee and Arlington Heights Road. There is no way to get from this access
through the residential out to another access point. Going west along Dundee there is a right
in/right out serving the center and a full access drive opposite a roadway serving the condos to
the north. On the other side of the LaSalle Bank site there is another full access drive which is
lined up with another condo roadway across the street. On the very western side of the center
there is an outbound only service drive which serves some of the offices along the back of the
center as well as the exit for the Burger King.
Mr. Corcoran noted they did peak hour traffic counts during a commuter rush period as well as
on a Saturday afternoon. They did counts on the access to Villa Verde and they counted all the
other five driveways and their intersections to Arlington Heights Road and in cases where there
are streets that cross, they counted those also. They also counted the intersection of Dundee and
Arlington Heights Road. He noted they looked at the vacant stores and measured them to get
their square footage in Plaza Verde West. Arlington Heights Road and Dundee work at a level
service D which is the limit of acceptable delay. The main problem on Dundee is the left turns
out onto Dundee road. There is a wait for gaps in traffic to get out.
Mr. Corcoran stated in terms of future conditions they looked at the proposed plan which
includes a Walgreens stand alone store with two drive through lanes and they have estimated the
Walgreens evening peak hour will generate about 140 cars per hour, 70 in and 70 out. On
Saturday there will be about 180 cars per hour. He stated they also looked at the vacancies in the
center both east and west. There is approximately 73,000 square feet of vacancies between the
two centers. Estimates of their traffic were made and assigned to the road system both for this
proposed development and for the other driveways in and around the center. The capacity
analysis was run and traffic circulation was studied and the following results emerged.
Mr. Corcoran stated in terms of the external traffic system, there will not be much change on
Arlington Heights Road and Dundee Road. Level of service will remain the same. There may
be some increase in left turns out and some delays which is not untypical of a major roadway. In
terms of off site roadway improvements, they have recommended no changes. There is no
change in the operations that would require a change in the external roadway system or the
individual driveways.
Mr. Corcoran stated the Walgreens drive-through has sufficient queuing in each lane for five
cars. He noted their study shows they never reach more than three cars in one lane. He stated
there is no proposal to change the right in/right out drive onto Dundee. He stated their plan is to
have inbound traffic go straight to the east/west road with the option to turn to parking or move
Buffalo Grove Plan Commission-Public Hearing-October 4, 1999-Page 3
to the Walgreens site or another part of the center. Outbound traffic is basically on a one way
aisle with angled parking. This design has been approved by the Village's traffic consultant with
the use of some additional supporting signage.
Mr. Corcoran stated they are offering an alternate plan accomplishes the same thing. However,
there is an additional benefit in the form of a barrier median from the right/in right/out pork shop
island to south of a parking aisle that would be perpendicular allowing two way traffic. By
putting the barrier in, it prohibits in bound traffic from making a left across to the front of the
Walgreens store and forces them down to the east/west aisle where there is parking. It does
allow traffic in the north area of Walgreens to make a right into the aisle parking across the front
into perpendicular parking.
Mr. Corcoran stated moving the Walgreens building to the west now allows for more parking
near the Melting Pot restaurant. They have gone to two way aisles which gives more flexibility
in terms of circulation and allows them to pick up more parking spaces. Another change in the
circulation is the breaking up of the building on the south side of the center which allows for
some parking as well as access between the center. A side benefit is that it provides another way
out to get to the full access point.
Mr. Corcoran stated that overall the impact on the existing roadway is that it can support both the
proposed Walgreens and the vacancies. He noted the revised alternative plan is preferred by the
petitioner.
Mr. John Green of Groundwork, Ltd. stated their first goal was to provide better parking to the
east and accomplishing better lines of site. They relocated the Walgreens footprint 37 feet to the
west. By accomplishing that they were able to open up a great deal more parking between the
east part of the site and the center part of the site. The former temporary parking has now been
increased from 43 spaces to 90 spaces and with this increase the parking will be permanent
instead of temporary. The parking will now reflect 465 spaces at the completion of phase 1 and
at the end of the completion of the development when the east building is removed the total
number of spaces will be 517. That eliminates one of the ultimate variations requested.
Mr. Green stated the landscape plan has not changed but has incorporated the movement of the
Walgreens building and the parking into the process. They will continue to provide landscaped
islands at each end of the perpendicular parking and the landscaping elements that were proposed
at the south building.
Mr. David Mangurten of KMA& Associates, Inc., stated the sign band will go all around the
building because the Commission had requested some articulation on the east wall of the
building. This design is an upcoming prototype which uses more columns around the entry and
around the east wall and south wall where the drive-through is located. In addition, the trash
compactor enclosure will be built of the same brick construction as the building itself. The top
of the building has a cornice to add some shade and shadows to the building.
Buffalo Grove Plan Commission-Public Hearing-October 4, 1999-Page 4
Mr. Mangurten stated the visibility of the south side stores is an issue when it comes to the
smaller tenants. The reason for that is that the signage plan that was approved for this project
over 20 years ago states the signage should be in the lower 30 inch band. But when you look at
the building it almost looks as though the signage is falling off They have therefore suggested
an awning in a couple of places where the building recesses back. This would be a green/gray
awning where the signage would be. The concept is that there is now an architectural band that
will create a new sign band which will be in the middle section of the building which will
increase the visibility. To add interest and update the center they suggest a cornice similar to
what is on the Walgreens building. Where there is a cut through the building and where there
might be tenants facing that parking lot they are introducing masonry towers in the hope that
they would be able to amend the sign plan to allow some signage for these tenants that do not
have street frontage.
Mr. Mangurten further stated the concept is to relight the entire shopping center. All the lighting
in the parking lot will be done to current standards. Another thought was to upgrade the lighting
as you walk through the colonnade of the existing plaza which is too dark.
Mr. George Hanus of Aetna Development Corporation, stated he has done real estate
development work for 28 years and primarily does one story commercial facilities for national
retail developments. They have been building Walgreens for about 26 years and they build and
lease to large corporations in the U.S. from Sears to Blockbuster and Wards. He stated they
retain almost everything they have built.
Mr. Hanus stated they entered into a contract to purchase the property and during that time
period Chernin's declared bankruptcy. They still,however,had the right to do with the
Chernin's lease as they wanted. It was in this uncertainty that they had to proceed with the
development. Chernin's has since rejected the lease. He stated he contacted all the tenants
during this time period. Every tenant was immediately told that their leases would be honored.
There are some tenant/landlord issues present and they will be taking over those problems and
try to resolve them. The three tenants who have leases in the existing office building and the
Melting Pot have all been contacted. They have had continued discussions with these tenants
and have made each one specific offers to relocate them with monetary compensation to relocate.
They have not heard back from Dr. Fournier. There has been a letter from Keno Optical stating
the offer was unacceptable and Paddle Pizza is still negotiating relative to relocating within the
center. He stated they would like to relocate each tenant. In response to some of the concerns by
the Melting Pot they have moved the Walgreens 37 feet to the west and attempted to satisfy
everyones' needs.
Mr. Hanus stated his vision for the property is uncertain. How best to re-tenant the building is up
in the air, especially with the developments in the Chernin property. He stated they have spoken
to several large tenants with whom they have very good relations. He noted he does have a letter
of intent only for a 36,000 square foot user for the Chernin's plus space from Stein Mart.
Buffalo Grove Plan Commission-Public Hearing-October 4, 1999-Page 5
Mr. Hanus made it clear they cannot afford to do a Walgreens center only because the money
paid for this center is large. If properly re-tenanted, this can be a viable center. He further noted
they are also speaking to a large jewelry operation for 10,000 to 15,000 square feet. They have
also had a number of discussions with small tenants.
In summary, Mr. Hanus stated the following:
1. Walgreens is an outstanding tenant because they bring jobs and are not asking for
any kind of government help in building or financing.
2. Walgreens provides services to the community
3. The corporate commitment is that this is one of the few locations they are actually
purchasing and owning.
Mr. Hanus stated they would like every tenant to remain in this development. They have been
trying to reasonably proceed with negotiations with each tenant. He noted it is in their own
interests to re-tenant the center appropriately. However, there are no guarantees for anything.
Commissioner Trilling asked if this is a viable access for the entire center.
Mr. Corcoran stated traffic can go east and then south through the rest of the center. Once people
have been there a couple of times they would learn to do that.
Commissioner Trilling asked if there is any way to shorten the concrete curb and facilitate left
turns back into the center but obstruct left turns from those entering on Dundee Road.
Mr. Corcoran stated this would be geometrically too difficult.
Commissioner Trilling asked if there is any way to provide dual lanes heading southbound from
Dundee Road so that there would be a bypass lane and a lane from which a left turn could be
made.
Mr. Corcoran stated that would bring some confusion and he would not advise same.
Commissioner asked which plan Walgreens and the center would prefer.
Mr. Freedman stated both would prefer the revised alternate plan.
Commissioner Trilling asked if this center was any good for a big box user.
Mr. Hanus stated no.
Buffalo Grove Plan Commission-Public Hearing-October 4, 1999-Page 6
Commissioner Feldgreber asked what kind of time frame the improvements to the south end of
the center would come under.
Mr. Freedman stated it would be done as part of phase 1. In addition the additional lighting will
also be done.
Commissioner Feldgreber asked if there was any time frame for demolition of the east building.
Mr. Freedman stated it all depends on the leases. Offers have been made to the three tenants who
have the longest term leases.
Commissioner Ottenheimer asked what happens if no deals can be made with the existing
tenants.
Mr. Hanus stated the building would have to remain if the tenants refuse to relocate. However,
no new tenants will be put in the building and will only remain occupied to honor the leases of
the tenants. The last lease is up in 2004.
Commissioner Ottenheimer noted the Melting Pot's concerns with having their patrons look out
at the refuse area of Walgreens.
Mr. Mangurten stated the garbage is fed through on the inside of the building and compacted into
a container sealed all the way around. This enclosure will be made out of the same brick material
as the building.
Mr. Freedman noted that duplicates the Melting Pot's garbage area.
Commissioner Samuels asked what percentages of the entrances and exists at the right in/right
out access on Dundee bears to the total shopping center access.
Mr. Corcoran stated evenings total about 8 percent of ins and outs at the Dundee access and
Saturdays total about 6 percent.
Commissioner Samuels asked what kind of lane width is left with the inclusion of the barrier
curb southbound from the Dundee pork chop.
Mr. Corcoran stated it will be designed with a minimum of 12-13 feet lane width.
Commissioner Samuels noted his concern with a narrow lane for right turns off of Dundee into
the access drive with a barrier median.
Mr. Corcoran noted it is pretty standard to have a 12-13 foot lane width for a right turn lane
feeding into a 12 or 13 foot lane.
Buffalo Grove Plan Commission-Public Hearing-October 4, 1999-Page 7
Commissioner Samuels asked if there had been any thought to eliminating this right in/right out
access.
Mr. Corcoran stated no because the location of the Walgreens generates a need for this entrance
as well as the additional traffic generated by the rest of the center when it becomes fully
occupied.
Commissioner Samuels stated it would seem that a good design for this area would eliminate this
right in/right out access and take away any of the problems as far as circulation that occur in that
northwest corner. It would seem to be a very minor impact in terms of what the actual usage of
the center is, with under 10 percent usage at this access.
Mr. Corcoran stated the 10 percent represents existing traffic for the combined centers. It does
not take into account a Walgreens as well as this center being occupied and more activity
occurring in these buildings from Dundee Road.
Commissioner Samuels noted the Commission had previously requested a study on the
feasibility or desirability of eliminating that right in/right out entrance and he was surprised not
to see any discussion on that issue.
Mr. Freedman stated they are not discussing it because it is not one of their prerogatives.
Basically Walgreens feels it is essential to them. He noted their traffic expert as well as the
Village traffic consultant feel that this entrance will work.
Mr. Corcoran noted the state rebuilt the intersection about 10 years ago and they had the option
of limiting access points at that time and they obviously reconstructed this right in/right out as
part of the roadway improvement.
Chairman Goldspiel asked if the Village's traffic consultant was present.
Mr. Pfeil stated no but there is a memo from Mr. Adomshick indicating he had received the
revised site plan which is actually a little different from what has been presented, but he did not
provide comments on the alternate plan presented tonight.
Chairman Goldspiel asked if there is any conflict with the plan which allows for backing in and
out into the aisle way from the right in/right out.
Mr. Corcoran stated no because any car having to stop to permit a car to maneuver in or out of a
space is far enough away that it would not have any effect on the operations on Dundee Road.
Mr. Adam Keno, 1219 Dundee Road, asked how they were going to create 90 more parking
spaces, circulation apparently forces people to go out of the mall and come back in from another
direction, and how can they put an additional soffit overlay on the south buildings.
Buffalo Grove Plan Commission-Public Hearing-October 4, 1999-Page 8
Mr. Lee, 1263 Dundee Road, asked how long of a process it will be to build the Walgreens store.
Mr. Nick Gulo of the Pizza Paddle noted relocating within the center will cost him a great deal of
money and he asked why he is going to be squeezed out by a big company.
Mr. Iry Emery of the Melting Pot, stated the traffic study did not study their required usage on
Saturday evenings. If the center is ever at full capacity, will the parking be sufficient. He also
would like to know what happens when trucks are making deliveries and patrons are trying to get
to the restaurant. He further noted the location of Walgreens will effect the visibility for other
tenants in the center. He also stated that just a little paint on the front of the buildings in the
center is not enough of a refacing job to make much of a difference. The proposed lighting also
needs to be specified more clearly. He also noted that patrons will still be looking out on the
Walgreens refuse area. There is also no type of sidewalk that integrates with the parking system
and around to the entrance location. Lastly,there has been no offer made as yet by Mr. Hanus to
discuss any of the issues.
Mr. Mike Ruffolo of the Melting Pot, noted his concern with the lack of interest shown by the
developer for his business and noted there have been no attempts made to offer any suggestions
to help his business out.
Mr. Harry Fournier stated they are in favor of Walgreens but are concerned with the future. This
practice has been in this location for 25 years and provides a specialty service for the community.
To reproduce Dr. Fournier's practice will take a great deal of money. They are willing to move
within the center but they are not optimistic due to the funds needed to accomplish such a move.
Ms. Kathleen Jamison, 5 Villa Verde, stated she moved from the city here specifically because
everything was within walking distance. Within the last few years they have lost two pharmacies
and she would like to see Walgreens in the center.
Commissioner Smith asked if the best case scenario would be to negotiate with the tenants and
move them into new quarters.
Mr. Hanus stated yes. He stated he would like to finish the construction and not do it multi-
phase. He stated his intent is to relocate tenants as quickly as possible.
Commissioner Smith asked how long this phase would take if there were able to do this best case
scenario.
Mr. Hanus stated the Walgreens construction would between 5-7 months. The relocation of
tenants would be based upon the needs of the individual tenants and the space. The wrecking of
the facility could be done very quickly and the paving for that could be done as soon as the
weather permits.
Buffalo Grove Plan Commission-Public Hearing-October 4, 1999-Page 9
Commissioner Smith noted that many people perceive Walgreens to be a detriment to leasing the
buildings on the south end of the center due to visibility.
Mr. Hanus noted visibility and identification from Dundee Road is not really as relevant as
creating a synergy of tenants who know where people are.
Commissioner Smith asked what happens if the Commission votes no to the project.
Mr. Hanus stated it would just be more of the same for the center.
Mr. Green again reviewed the plans for 90 parking spaces which would be adjacent to the
existing east building. They have created these 90 spaces so that they have a double aisle
immediately adjacent to those buildings. These will service both the east building and the
existing restaurant. Mr. Hanus has indicated he will not be leasing any additional space in the
east building.
Mr. Freedman indicated they will provide a sidewalk connection on the east side of the restaurant
property.
Mr. Corcoran noted that under the plan as presented cars would have to leave the center and go
around in order to get back into the center. However, under the preferred alternate plan, the
parking becomes 90 degrees that allows two-way aisles so someone could get back to the rest of
the center. He further noted they did take into account all the vacancies when doing their traffic
study not only for Plaza Verde East but for the west portion of the center also. He also noted that
there is an 18 foot dimension from the edge of the parking aisle to the building face that allows a
semi-truck to pull out of the parking aisle without blocking any of the parking spaces adjacent to
the restaurant.
Mr. Mangurten noted the awning is only being introduced where the building is recessed just to
bring some color and provide a new sign band opportunity.
Commissioner Johnson asked if there were any comments about the ability of semis to make the
right turn from the north side westbound lane to the eastbound Dundee Road exit.
Mr. Corcoran noted the trucks will come in from either direction, pull in and back up and go out
the same way they came in.
Mr. Mike Krasuki stated the Walgreens trucks will basically adapt to whatever situation they end
up with and will work with the store manager to adjust their delivery times to whatever is
necessary for this center. Generally deliveries are as early as possible in the day so that
employees can then put the merchandise out. He noted they have a distribution center in the
Chicago area so it is easier to adjust schedules here than far away.
Buffalo Grove Plan Commission-Public Hearing-October 4, 1999-Page 10
Commissioner Trilling stated he does not believe the radius is sufficient for a tractor trailer.
Mr. Corcoran stated they can certainly make adjustments if necessary but feels it can be done as
planned.
Mr. Ruffolo asked what happens when the restaurant also gets deliveries and it conflicts with
either Walgreens trucks or takes away from the 90 parking spaces.
Commissioner Smith asked what is meant in the traffic memo which states that trucks will also
drive over the curb when entering the site from southbound Arlington Heights Road.
Mr. Vane noted the Village traffic consultant had noted some problems with some turning radii
but they can be adjusted to accommodate truck needs.
Chairman Goldspiel recessed the public hearing at 8:30 p.m. The hearing was continued during
the Special Meeting and then closed at 8:45 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
STEPHEN GOLDSPIEL, Chair
Buffalo Grove Plan Commission-Public Hearing-October19
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