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1986-12-17 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Golf Course East Property Mobil Oil (Lake-Cook & Weiland) December 17, 1986 Li Chairman Sheldon called the regular meeting to order at 7:37 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Davis Mr. Krug Mr. Musfeldt Ms. Kaszubowski Mr. Rhodes Commissioners Absent: Mr. Gal Mr. Katz Also Present: Mr. D. Kershner, Architect, Golf Course East Ms. G. Beesen, Attorney Golf Course East Mr. B. Meltzer, Attorney, Property Owner Golf Course Mr. R. Vane, Engineer Golf Course East Mr. W. Grieve, Traffic, Mobil Station Mr. C. Wagner, Real Estate Mobil Station Mr. S. Triphahn, Engineer Mobil Station Mr. R. Kenney, Attorney Mobil Station Ms. M. Kowalski, Village Trustee Mr. G. Glover, Village Trustee Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes, to approve the Regular Meeting minutes of December 3, 1986 as amended. Approval was unanimous in favor and the motion passed. Moved by Commissioner Rhodes, seconded by Commissioner Musfeldt, to approve the Public Hearing minutes of December 3, 1986 as amended. Approval was unanimous in favor and the motion passed. COMMITTEE & LIAISON REPORTS None GOLF COURSE EAST PROPERTY Mr. Truesdell stated this originally was zoned as a PUD in the R-9 zoning district in 1974. Parcel A was approved for a mixed townhouse and garden apartment use and the south side of the golf course was approved as townhomes and apartments with 13 units per acre. The golf course east parcel was approved for condominiums at the time for 16.1 units per acre. None of this land has been developed but a portion was rezoned for the Buffalo Grove Business Park. This pproposed parcel is a two and three story rental apartment project with 15 units per acre. Ms. Beesen stated the Village has requested a portion of this parcel be set aside for the police station and therefore request that the north east corner of the site be rezone from R-4 to R-9. Their plan will have 224 units. The smallest setback will be 60' . They propose to screen the parking from the golf course. Mr. Kershner reviewed the landscape and site plan. The tennis court is where the zoning is to be changed from R-4 to R-9. They are surrounded on the east and north by residential. They have placed the ends of the buildings close to the golf course instead of the fronts. They will have 2 and 3 story buildings. The two story are located closest to the adjacent residential parcels. They are providing a through access road connecting Church and Checker Roads. Every building will have parking near its entrance. The parking will be screened from all the roads and golf course. The setback runs from 60' to 100' . He reviewed a rendering of the project looking south and east. He reviewed an elevation of a building and the 3 story buildings fronts. He stated the 2 bedrooms would have 1,200 square feet of space. The three story buildings will have elevators. There is a piece north of the golf course that is zoned R-9 that they agreed to down zone and make single family in the R-4. Ms. Beesen stated underground parking was discussed but the cost could not be covered by the rental. Commissioner Davis requested more information on the rental prices for the apartments and the validity for under ground parking for the next workshop. Ms. Beesen stated 75% of the units will have 2 bedrooms and 25% will have 1 bedroom. They are looking at upscale renters and are providing many amenities. Chairman Sheldon suggested for the next workshop information on the phasing, where the project would begin and rental costs. Commissioner Krug would like to see sidewalks connecting with the bike path and on both sides of the road. Mr. Kershner stated they have a jogging path that rings the project. They could provide sidewalks on the other side of the access road. Mr. Vane reviewed the land use (i.e. real estate office, home and commercial) on the east side of the property. He explained the detention pond. Buffalo Grove Plan Commission Regular Meeting December 17, 1986 - Page 2 Mr. Kershner stated the 3 story building would be approximately 45' high. They will have a 1 story 3,000 square foot clubhouse but have not completed the plans on it yet. Commissioner Rhodes would like to see underground parking and felt building 7 should be 2 stories. He would like to see elevators in all the buildings. Commissioner Davis felt that with the new tax law of 1987 the developer might want to look into marketing these apartments this as condominiums. �•/ Mr. Kershner stated the buildings will be a combination of brick and stucco. All mechanical equipment will be concealed. Each unit will have individual heating and air conditioning. They will look into the bike path system and integrate it into their plan. Commissioner Musfeldt requested that the developer look at the possibility of golf balls being hit into the pool. Mr. Kershner noted the distance between the edge of the pavement of the parking lot and the ROW is approximately 26' to 50' at different locations. The parking stalls are 9' X 18' with 26' isles. The only variations is the golf course is zoned R-4 residential and the general PUD Ordinance stated you have to have a minimum setback of 35' or twice the building heights, which would require a minimum 90' setback. Their setback is from 60' to 80' . The road is 26' wide. They will comply with the Village dictates. The street will not be dedicated. Mr. Truesdell noted staff has not fully evaluated the widening of Church Road. Chairman Sheldon suggested that Mr. Truesdell make sure that the traffic on this site is compatible with what is planned for the municipal building. Mr. Truesdell stated the ROW on Checker Road is 40' from the center line and is alright. Mr. Kershner stated the berm will run around the entire site perimeter. They are not showing a berm along the police station. Commissioner Goldspiel felt staff should look into the matter of the occupancy permit being issued by June as a condition of down zoning as noted in the material given to the Commission in their packet. MOBIL OIL (LAKE-COOK & WEILAND ROADS) Mr. Kenny stated the site is just over an acre in unincorporated Lake County. It is on the south side of Lake Cook Road but not in Lake County. It is a very small portion of the Schwind property. They are currently zoned UR-2 in Lake County. They are seeking annexation into the Village in the B-2 zoning with 3 variations. Buffalo Grove Plan Commission Regular Meeting December 17, 1986 - Page 3 The Comprehensive Plan of Buffalo Grove recommends PUD 6 units per acre for this site. The Schwind's have no present plan for the balance of the parcel. The variations are: 1 Reduction in the landscape buffer along the south road line from 12' to 10' . 2. Variation from 4 parking spaces to 3. 3. Reduction in the center island on the west which will allow more green space and landscape to the residential to the east and south. They are asking that the fence on the south lot line stop at 20' from the property line which would be in line with the western curb of the parking area and the fence line and on the east stop at approximately the entrance to the car wash. They feel there should be two curb cuts on Lake Cook Road. Mr. Wagner stated they have 179' on Weiland and 250' on Lake Cook Roads. The facility will be very similar to the one on Dundee and Buffalo Grove Roads. The building is 25' x 38' for sale of convenient items. Seventy to seventy-five percent of the sales are cigarettes and soda. The car wash is a token operation. There is a 16' by 20' enclosed trash area. There is a place for air. He showed a picture of their facility at Rand and Ela Roads. There is no public telephone on the proposed site. Mr. Grieve stated only 25% of the people who enter the site use the car wash. The car wash will not encumber any other areas of the site. There is only need for 2 parking spaces and they are showing 3. They will provide 1 handicap parking space out of the three. Most traffic entering the site will make a right turn in and right turn out. The 2 drives will handle the traffic better and make for a smoother ingress and egress. Mr. Triphahn reviewed the engineering. They will be a detention pond on the east side of the property sized to carry a 100 year storm. The site is tributary to Weiland. Mr. Truesdell stated the bike path is on the north side of Lake Cook Road and did not tie in here. Chairman Sheldon stated there is no place for the car wash cars to dry off. A wet car will drive onto the Lake/Cook Road pavement and the water will freeze. This will cause a traffic hazard in the winter months. Mr. Triphahn stated there are 3 storage spaces for the cars coming out of the car wash. Commissioner Musfeldt felt the first drive on Lake Cook should be a right turn in only. Mr. Wagner noted this will be a 24 hour operation. Commissioner Rhodes would not like to see another gas station. He uses the Buffalo Grove Road station because it has a free car wash. He has to maneuver to get into the car wash line. It is not a smooth operation there. He would like to see the car wash put in the back of the site. Buffalo Grove Plan Commission Regular Meeting December 17, 1986 - Page 4 Commissioner Goldspiel did not feel this site was appropriate for a gas station. He could not see varying the setback from the PUD on the south. He felt there was a need for 4 parking spaces. The screening should be maintained from the residential. He felt he could not support this plan. Commissioner Krug would not like to see another gas station. Commissioner Davis could not consider this with the 2 curb cuts on Lake Cook Road. He would like to see the pumps islands angled. He felt the site is not conducive to a gas station. The Commission was polled on the land use. Yes indicating they would entertain a gas station on this site. AYES: Musfeldt, Kaszubowski, Davis, Krug NAYES: Goldspiel, Rhodes ABSTAIN: None ABSENT: Katz, Gal The poll was favorable 4 - 2. Commissioner Kaszubowski stated she voted yes with a lot of reservations because if someone would come in with a residential plan they would ask for commercial on this corner. CHAIRMAN'S REPORT it Chairman Sheldon congratulated Mr. Truesdell on his new position. ADJOURNMENT Moved by Commissioner Davis, seconded by Commissioner Rhodes, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 10:25 P.M. Respectfully submitted, n Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Regular Meeting December 17, 1986 - Page 5