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1988-11-09 - Plan Commission - Minutes it PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Sims Property November 9, 1988 Vice Chairman Goldspiel called the public hearing to order at 7:32 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Vice Chairman Goldspiel Mr. Rhodes Ms. Howard Mr. Braiman Mr. Rubin Commissioners Absent: Ms. Sheldon Mr. Krug Mr. Rosenston Also Present: Mr. J. Nelson, Planner Mr. L. Freedman, Attorney Mr. D. Manhard, Jr. , Engineer Mr. W. Reid, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. R. Pfeil, Village Planner Vice Chairman Goldspiel read the notice of the public hearing as published in the Buffalo Grove Herald and informed the audience of the format the meeting would take. He then swore in Messrs. Nelson, Freedman and Manhard. The exhibits were those contained in Mr. Pfeil's November 4, 1988 memo to the Plan Commission titled Sims Property on Prairie Road and Petitioner's Exhibits 1 through 5. Mr. Freedman outlined the location of the property. They are seeking annexation and rezoning one portion of the site to R-3 with 10 homes and the other portion of the property into R-2 District with 23 homes. They are seeking a variation to allow a 4:1 side slope instead of the required 6:1 in the detention area. Mr. Nelson reviewed the aerial photo. The site has access along Prairie Road. The northeast corner is the home of the seller of the property who's home will remain on the site. South of the property is zoned agricultural in the county. He reviewed Exhibit 2 relating the site to the corporate limits of Buffalo Grove. The site abuts the Woodlands single family on two sides. Brandywyn is located at the southwest corner of the site and will be extended through the site. The existing residents will have access to Brandywyn and the access to Prairie Road will be eliminated. The 3 acre outlot has been provided a stub to the parcel's southwest corner from the adjacent street on the Sims site. Their plan has a small R-3 zoning along the Woodlands property and then moving south the zoning changes to R-2. He reviewed Exhibit 3. The 32 lots equate out to 1.9 dwelling units per acre. Mr. Freedman stated the trustees recommendation was split for the zoning. Mr. Schwartz indicated that with a split zoning the homes would be the same. Buyers would be paying a premium for the lot size. This is a hybrid plan which satisfies the concerns of the developer and the Village. It provides for a transition from the Fiore single family to the R-2 area. If the Park District or the Village does not want the detention area, it could be completed as part of the surrounding lots or an association formed to take care of it as an outlot. There will be a bike path on Brandywyn and Prairie. The stubs that allow for future development would be dedicated. Mr. Manhard, with the aid of Exhibits 4 and 5 reviewed the engineering. The detention is located at the northwest corner of the site. They would like the 4:1 slope to allow flatter area at the bottom of the basin for greater ease of use as a park site. They have provided underdrains for the detention so that it will be completely dry when not raining. Mr. Raysa stated that in order to grant a variation from the Development Ordinance, the developer had to provide sufficient evidence that adhering to the ordinance would cause a hardship. Trustee Reid requested that the developer formerally contact the Park District and ask for their views on the detention as a park site. Vice Chairman Goldspiel closed the public hearing at 8:15 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Stephen Goldspiel Chairman Buffalo Grove Plan Commission Public Hearing November 9, 1988 Page 2 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Mobil Oil, Route 83 November 9, 1988 Vice Chairman Goldspiel called the public hearing to order at 8:16 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Vice Chairman Goldspiel Mr. Rhodes Ms. Howard Mr. Braiman Mr. Rubin Commissioners Absent: Ms. Sheldon Mr. Krug Mr. Rosenston Also Present: Mr. F. Penoyer, Landscaper Mr. R. Hannula, Engineer Mr. W. Bennett, Marketing Mr. C. Wagner, Developer Mr. V. Maciukevicius, Traffic Mr. D. Semanco, Developer Mr. L. Freedman, Attorney Ms. J. Bernstein, 1130 Courtland Drive Mr. W. Wehrs, 1131 Courtland Ms. D. Oleniyk, 1148 Courtland Mr. & Mrs. Mazeski, 1133 Courtland Drive Mr. R. Henly, 540 McHenry Mr. J. Miller, 1145 Courtland Mr. W. Reid, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. R. Pfeil, Village Planner Vice Chairman Goldspiel read the notice of the public hearing as published in the Buffalo Grove Herald and informed the audience of the format the meeting would take. He then swore in Messrs. Penoyer, Hannula, Bennett, Wagner, Maciukevicius, Freedman and Semanco. The exhibits were those contained Mr. Pfeil's November 4, 1988 memo to the Plan Commission titled Mobil at Arlington Heights Road and Route 83 and Petitioner's Exhibits 1 through 3. Mr. Bennett reviewed the location of the site. They are maintaining an 80' space from the residential. Everything is contained on their property. They have planned the area along the back of the site near the residential for berming and landscaping. Mr. Penoyer stated the site is serviced by an automatic irrigation system that will also be connected up to the rear landscaping. They have added 63% more landscaping than currently on site. There should be a 90% density in the back of the car wash building area caused by screening which would literally hide the building from the residential. This would also help lower the noise level. Mr. Hannula gave the Commission a copy of the July 10, 1987 car wash noise study. He stated the blower cycle lasts about 85 seconds. The noise is directional in nature and would come out the open door. He feels the noise level at the town homes in line with the wash would be audible somewhere in the neighborhood of the level of a TV in a living room. It should be a comfortable listening level, 55b to 60b. There are no barriers or landscaping in between their site and the building. There would be a 3' high berm with 8' high pines on it on their site. If the doors to the wash were closed there would be no noise factor. Mr. Wagner stated they could operate the car wash with the door closed year round if so directed. The wash building is 36' long and everything takes place in the center of the building. When a customer makes a purchase but does not buy gas, it is a one minute stop. They usually park by the store. He stated that under normal conditions there would be 75 cars per day washed. This is a 24 hour operation. The car wash is on a reclamation system. It uses 4 gallons for the rinse cycle. They are not aware of any problems with pollution from the wash. They have 98% water retention. Commissioner Rhodes would like to see the car wash area have fencing around the back of the building. He felt this would be a safety factor. Mr. and Mrs. Mazeski were concerned with the car wash and felt there was no need for it. They submitted a petition in objection to the wash with 26 signatures. They were also concerned with the noise and traffic on Courtland from the site. Commissioner Rubin stated that he had received calls from residents of the Village that want the car wash but they do not live in the Sporlein Farm area. Ms. Bernstein was concerned with the noise from the site, traffic and pollution. Mr. Wehrs was concerned with buffering as it pertains to his unit. Ms. Oleniyk was concerned with noise and traffic from the site. Mr. Henly, owner of an Amoco Station in the area, felt his station is handling all of the car wash business in the area at present and the market is saturated. Mr. Miller would like to see the fence installed between the residential and the car wash and the ours of operation from 7:00 A.M. to 10:00 P.M. Vice Chairman Goldspiel closed the public hearing at 10:08 P.M. Buffalo Grove Plan Commission Public Hearing November 9, 1988 Page 2 Respectfully submitted, Kathleen Comer Recording Secretary Li APPROVED BY: Stephen Goldspiel Chairman Buffalo Grove Plan Commission Public Hearing November 9, 1988 Page 3 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Mobil Oil, Dundee/Arlington Heights Roads November 9, 1988 Vice Chairman Goldspiel called the public hearing to order at 10:09 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Vice Chairman Goldspiel Mr. Rhodes Ms. Howard Mr. Braiman Mr. Rubin Commissioners Absent: Ms. Sheldon Mr. Krug Mr. Rosenston Also Present: Mr. F. Penoyer, Landscaper Mr. R. Hannula, Engineer Mr. W. Bennett, Marketing Mr. C. Wagner, Developer Mr. V. Maciukevicius, Traffic Mr. D. Semanco, Developer Mr. W. Huffaker, Field Engineer Mr. L. Freedman, Attorney Mr. W. Reid, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. R. Pfeil, Village Planner Vice Chairman Goldspiel read the notice of the public hearing as published in the Buffalo Grove Herald and informed the audience of the format the meeting would take. He then swore in Messrs. Penoyer, Hannula, Bennett, Wagner, Maciukevicius, Freedman and Semanco. The exhibits were those contained Mr. Pfeil's November 4, 1988 memo to the Plan Commission titled Mobil at Dundee Road and Arlington Heights Road and Petitioner's Exhibits 1. Mr. Freedman stated they propose a 5' landscaped yard on Dundee and 15' on Arlington Heights. Mr. Huffaker stated the 8' bike path on Dundee was eliminated and a 5' sidewalk will replace it. They have installed a cross access between the site and the shopping center. A parking stall has been relocated to the southwest corner of the site. They have looked at traffic circulation and they moving the building to the west and north but it would hamper the on site circulation. Regarding additional landscaping on the west and north side of the site, they do not have enough room. Mr. Wagner stated they have sent a copy of the plan to the shopping center owner which depicts access from the station to the center. He has not received any comment as of this date. They will totally remove everything from the site and rebuild. This is their latest design building with the restrooms inside. It is 25' by 38' . The sales area is only slightly larger. The extra room is to accommodate the restrooms and storage area. The traffic would be increased by 25% to 30%. Mr. Maciukevicius stated they have limited access to the station to the right turns in and out of all access. He feels you can get the activity in there and out of the site as it is planned. The curb cuts were determined by IDOT. They do not feel they will cause a hazard with the double access on Dundee Road. Commissioner Rhodes felt Mobil was trying to put too much in a small space. Mr. Pfeil stated that rather than put in a bike path on the Mobil site, make it a 5' sidewalk with an easement for a bike path if it should be necessary. Based on the total area of the building 4 parking spaces are required. However, 4 are not needed spaces according to the developer's testimony. Commissioner Braiman felt that there is not that much landscaping and would like to see more. Mr. Raysa stated just because signs are on the site plan, this does not mean the Plan Commission is approving them. The Commission suggested removing one parking space between the two access points on Dundee Road and extending that area with more landscaping. Vice Chairman Goldspiel closed the public hearing at 11:03 P.M. Respectfully submitted, .2"/;61,L, (- -- Kathleen Comer Recording Secretary APPROVED BY: Stephen Goldspiel Chairman Buffalo Grove Plan Commission Public Hearing November 9, 1988 Page 2 SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION Sims Property Mobil Oil, Route 83 Mobil Oil, Dundee/Arlington Heights Roads Woodstone Townhomes Buffalo Grove Business Park, Unit 11 November 9, 1988 Vice Chairman Goldspiel called the special meeting to order at 11:18 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Vice Chairman Goldspiel Mr. Rhodes Ms. Howard Mr. Braiman Mr. Rubin Commissioners Absent: Ms. Sheldon Mr. Krug Mr. Rosenston Also Present: Mr. R. Kuenkler, Village Engineer Mr. W. Raysa, Village Attorney Mr. R. Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Rubin, seconded by Commissioner Rhodes to table approval of the minutes. The motion unanimously carried. COMMITTEE & LIAISON REPORTS Commissioner Howard attended the November 7, 1988 Village Board meeting. 1. The commuter rail station site needs more area than was provided on the final plat. 2. The Zale Woodlands Commercial shopping center was approved 3. Rezoning of the R-4 District and preliminary plan for the Archdiocese was approved 4. Seigle Home Center was approved. Moved by Commissioner Rubin, seconded by Commissioner Rhodes and unanimously approved to consider the Mobil items first on the agenda. MOBIL STATION AT ROUTE 83 & ARLINGTON HEIGHTS ROAD Moved by Commissioner Rubin, seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of Mobil Oil, Route 83 - amendment of a PUD and Preliminary Plan in the B-3 Planned Business Center District at Route 83 and Arlington Heights Road pursuant to Petitioner's Exhibits 1 through 5 which will eliminate a commercial building and in its place construct a car wash. The recommendation is subject to the following conditions: 1. In addition to Plan A a 6' fence be placed in the northern and eastern boundary abutting the residential 2. The building be parallel to the northern boundary as shown on the preliminary plan and moved to the east an additional 30' to make it 45' 3. In addition the operation of the car wash be with the doors closed during all seasons. 4. The hours of operation of the car wash be between 7:30 A.M. and 10:00 P.M. , opening at 8:00 A.M. on the weekends. Discussion: The Commission was polled on the hours of operation. Commissioners Rubin and Rhodes preferred it open at 7:00 A.M. Commissioners Goldspiel, Howard and Braiman preferred it open at 7:30 on weekdays and 8:00 A.M. on weekends. AYES: Rhodes, Howard, Braiman and Rubin NAYES: None ABSTAIN: None ABSENT: Sheldon, Krug and Rosenston The motion passed 4 - 0. MOBIL STATION AT DUNDEE AND ARLINGTON HEIGHTS ROADS Moved by Commissioner Braiman seconded by Commissioner Rubin that the Plan Commission recommend to the Village Board approval of a Planned Unit Development and Preliminary Plan in the B-3 District with the following variations to the Zoning Ordinance: 17.44.040.B.4 to allow an 11' wide landscaped yard along Arlington Heights Road at its northern point and 15' at the south portion instead of 23' as required and to allow a 5 foot landscaped yard along Dundee Road pursuant to Exhibit 1. Provided that the plan eliminates the parking stall parallel to Dundee Road and replaces it with additional landscaping and increasing the landscaping at the southeast corner as discussed, and as represented by the developer's landscape architect. Discussion: Commissioner Rubin requested a revised landscaping report be submitted to the Village Board when this plan goes before them. Commissioner Braiman stated there were some constraints on the site and the developer has demonstrated some hardship. He would rather see an improved plan than what is presently on that site. AYES: Howard and Braiman Buffalo Grove Plan Commission Special Meeting November 9, 1988 Page 2 j NAYES: Rhodes, Rubin and Goldspiel ABSTAIN: None ABSENT: Sheldon, Krug and Rosenston The motion failed 3 - 2. Vice Chairman Goldspiel stated his reason for voting no was because of the increased traffic as well as the aesthetics. SIMS PROPERTY Moved by Commissioner Braiman, seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of the petition of Edward Schwartz and Company for annexation with R-2 and R-3 zoning and approval of the Preliminary Plan with the following variation to the Development Ordinance Section 16.50.040.C.3 to allow a 4:1 side slope instead of a 6:1 side slope as required for a dry detention basin as shown in Petitioner's Exhibits 1 through 5. This recommendation is subject to the following conditions: 1. Lot #5 shall be widened to 90 feet; 2. Lot #32 shall be connected to Village water and sanitary sewer systems; 3. Lots #1 and #2 shall be properly connected to the storm sewer system. 4. Lot #6 goes down from 92' to 90' . Discussion: Commissioner Braiman was concerned with the variation for the slope. AYES: Rhodes, Howard, Braiman and Rubin NAYES: None ABSTAIN: None ABSENT: Sheldon, Krug and Rosenston The motion passed 4 - 0. WOODSTONE TOWNHOMES PLAT OF RESUBDIVISION #3 Moved by Commissioner Rhodes, seconded by Commissioner Rubin that the Plan Commission recommend to the Village Board approval of Woodstone Townhomes Plat of Resubdivision #3 dated August 6, 1988 Discussion: Mr. Kuenkler stated that the plat is in order, it closes and in compliance with the preliminary plan. AYES: Rhodes, Howard, Braiman and Rubin NAYES: None ABSTAIN: None Buffalo Grove Plan Commission Special Meeting November 9, 1988 Page 3 ABSENT: Sheldon, Krug and Rosenston The motion passed 4 - 0. WOODSTONE TOWNHOMES PLAT OF RESUBDIVISION #15 Moved by Commissioner Rhodes, seconded by Commissioner Rubin that the Plan Commission recommend to the Village Board approval of Woodstone Townhomes Plat of Resubdivision #15 dated August 5, 1988. Discussion: Mr. Kuenkler stated that the plat is in order, it closes and in compliance with the preliminary plan. AYES: Rhodes, Howard, Braiman and Rubin NAYES: None ABSTAIN: None ABSENT: Sheldon, Krug and Rosenston The motion passed 4 - 0 BUFFALO GROVE BUSINESS PARK, UNIT 11 - FINAL PLAT Moved by Commissioner Rhodes, seconded by Commissioner Rubin that the Plan Commission recommend to the Village Board approval of Buffalo Grove Business Park, Unit 11 final plat dated November 3, 1988 pages 1 and 2. Discussion: Mr. Kuenkler stated that the plat is in order, it closes and in compliance with the preliminary plan. AYES: Rhodes, Howard, Braiman and Rubin NAYES: None ABSTAIN: None ABSENT: Sheldon, Krug and Rosenston The motion passed 4 - 0. FUTURE AGENDA On November 16, 1988 the Cherbourg decks and the Corporate Grove Hotel and Riverwalk plans will be discussed. ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Rubin, and unanimously carried to adjourn the meeting. Vice Chairman Goldspiel adjourned the meeting at 11:18 P.M. Respectfully submitted, Buffalo Grove Plan Commission Special Meeting November 9, 1988 Page 4 Kathleen Comer Recording Secretary APPROVED BY: Stephen Goldspiel Chairman Buffalo Grove Plan Commission Special Meeting November 9, 1988 Page 5