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1989-02-15 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Proposed Zoning Ordinance Amendment - Park & Ride (I District) Woodley Park Apartments Checker Square Shopping Center Willow Stream Park February 15, 1989 Chairman Sheldon called the regular meetingto order at 7:33 P.M. in the g Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Rhodes Ms. Howard Mr. Braiman Mr. Rubin Commissioners Absent: Mr. Krug Mr. Rosenston Also Present: Mr. R. Lundine, Transportation Commission Mr. E. Sabes, Transportation Commission Mr. H. J. Goslin, Developer, Woodley Apartments Mr. G. Goslin, Developer, Woodley Apartments Mr. B. Gold, Developer, Checker Sq. Shop. Cntr Mr. S. Edelstein, Vintage Resident Mr. T. E. Black, Mill Creek Homeowner Mr. W. Reid, Village Trustee Mr. R. Pfeil, Village Planner APPROVAL OF MINUTES None COMMITTEE & LIAISON REPORTS Commissioner Krug had submitted a very detailed report in writing of the February 13, 1989 Village Board meeting. Commissioner Goldspiel attended a meeting of the Wisconsin Central Commuter Rail Advocacy Group which heard a presentation by UTDC on February 14, 1989. This dealt with a commuter rail transit system on a single track similar to the Soo Line proposal. PROPOSED ZONING ORDINANCE AMENDMENT - PARK & RIDE FACILITIES IN I DISTRICT Mr. Pfeil briefly reviewed his February 10, 1989 memo to the Plan Commission titled Proposed Amendment to the Zoning Ordinance. He stated that if the rail service becomes a reality on Lot 49 of the Covington Corporate Center,the level of the bus facility would probably decrease and a portion of the parking for the bus facility could be allocated to the rail service. The Village is counting on the Commonwealth Edison property becoming available for parking. Rail and full scale bus facilities parking would not forfit on this site. He assumed the bus shelter would be a typical shelter structure. Mr. Sabes, Chairman of the Village's Transportation Commission, stated the main bus route for the park and ride facility will be Route #691. Other routes are contemplated but he did not think there would be a great deal of usage for parking for these other routes. He read a resolution made by the Transportation Commission supporting this facility. Commissioner Goldspiel felt the site is tight for the use the Village wants and turning it into a bus terminal or park and ride facility will cause problems. The Plan Commission directed the staff to prepare the proposed amendment for a public hearing. WOODLEY PARK APARTMENTS (MILL CREEK) Mr. Goslin stated they have removed a building and are at 14 dwelling units per acre. They have changed the site plan and it is now a mirror image of the prior plan because of engineering considerations that put the storm water detention on the north part of the site. Thirty-six units will be 2 bedroom, 1 bath and 12 will be 1 bedroom, 1 bath. There are 108 total parking spaces and they are at 2.2 parking spaces per unit. They have taken one building and slid it back 18' , making the 40' between the sidewall at rear wall of adjacent buildings. They cannot meet the 35' building setback to the north boundary of the development and will be seeking a variation for this. The driveways are increased to 26' . A public sidewalk has been added on Old Arlington Heights Road plus a sidewalk added from the parking lot out to Old Arlington Heights Road. The school and park donations were taken care of on the original Mill Creek annexation. Roofs, windows, shutters and building maintenance including hallways are part of the condominium association assessments. He then reviewed the landscaping plan. They are not in favor of using Mill Creek Drive for primary access. They prefer their own private access. There is approximately 70' separation between the drive and the buildings. They will meet with the Mill Creek Condominium Association. The minimum distance from the back of the units to the parking lot is four to five feet. The buildings should now sell for approximately $265,000.00. Association fees would be $700 per month per building. They are planning on putting in a fire lane to the Chrysler property but have not been able to contact Mr. Angelotti from Chrysler as of this date. Each building's rear will have a mercury vapor light to illuminate the parking lot. They are directed down. The fronts of the buildings will have coach lights. They cannot afford to loose another building. This project would not be economically feasible with that loss. Build out would be approximately one year. Buffalo Grove Plan Commission - Regular Meeting - February 15, 1989 - Page2 Commissioner Goldspiel felt that the 4' building to parking lot distance was unacceptable. He suggested some possible changes to the plan which would bring building to building distances closer to compliance. Staff was directed to give the Commission information regarding the distance between parking lots and buildings in other locations in the Village with plans similar to this one. An unidentified resident felt that this rental property would decrease the value of his Mill Creek condominium. Mr. Black was concerned with property values, noise from construction and length of the build out period of the site. The Commission concurred that a mix of two and three story buildings with the same density would be acceptable in order to solve some of the sites constraints. CHECKER SQUARE SHOPPING CENTER Mr. Gold stated the site is located at the northwest corner of Old Checker and Buffalo Grove Roads. It is composed of 6.44 acres with 372.9' along Old Checker Road and 756.9' along Buffalo Grove Road. It is zoned B-3. The adjacent zoning is: to the north R-4 single family, east is the Town Center or B-5 mixed use, south is B-3, R-4 single family and R-9 multi-family. The site is basically flat, no trees, and the normal slope of the land is to the southwest. The proposed plan is for 3 buildings. There is a long "L" shaped building and two out buildings. The main building is subdivided into 27 stores. The out buildings B and C are 5,160 square feet and 4,075 square feet respectively. They have a 55' rear yard setback. The minimum front yard setback is 65' off the property line. There are two main access drives, one on Buffalo Grove Road and one on Old Checker Road. There are two service drives at Old Checker Road and Buffalo Grove Road. There is a non mountable median across from their main Buffalo Grove Road access. There is parking for 264 cars along the front of Buffalo Grove Road and Old Checker Road. Along the rear yards they will landscape with a berm 25' deep. Along the front yards there is a landscaped parkway 12 feet in width. They will have landscaped islands, peninsulas and plazas in the center. If they provide landscaped parkways, they will lose parking. They feel they could break up the long row of parking with landscaping. The total landscaped area is 20.9% of the site. They will relocate the trash area. At the present time they do not have any tenants for the out buildings or any specific use for them. They will abide by the rear building elevation requirements. They will attract small to medium sized tenants. Since they received the Village traffic study this evening, they have not had time to study it. The owners are Howard and Marc Samotny. The detention is off site. It was provided for in the Vintage subdivision. It will be collected and directed to the 27" diameter storm sewer off site. One of the projects they have recently completed is Rollins Plaza at Route 83 and Rollins Roads in Round Lake Beech. Commissioner Goldspiel was concerned with the use for out buildings B and C as well as their placement. He would like to see them move up closer to the street. He did not like the parking area immediately in front of the stores. Buffalo Grove Plan Commission - Regular Meeting - February 15, 1989 - Page3 He would like to see more stacking space for the main drive off of Buffalo Grove Road. The bike path should be connected on this site. Commissioners Braiman, Rubin and Howard would like to see something other than a strip shopping center in this location, they were concerned with the parking and out buildings. Commissioner Rhodes is not in favor of the service drive across from Manchester Greens entrance. He feels the parking should be increased. He would like to know what is going into the out buildings. He is not in favor of 4 curb cuts. He would like to see another use on this site. An unidentified resident stated that the property that abuts the back of the development has standing water after a rain at its property line. The lowest point of the Vintage lots that abut this is on the property line and there is a fence at that location. Mr. Edelstein was concerned with the current level of this center and his home plus trash container location. WILLOW STREAM PARK Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of the Willow Stream Community Park Final Plat dated January 23, 1989 consisting of 2 sheets. AYES: Goldspiel, Rhodes, Howard, Braiman and Rubin NAYES: None ABSTAIN: None ABSENT: Commissioners Krug and Rosenston The motion passed 5 - 0. CHAIRMAN'S REPORT Commissioner Braiman suggested the parking for residential buildings which is presently 1.7 spaces per dewlling unit, be increased and that the ordinance covering this be reviewed. ADJOURNMENT Moved by Commissioner Rubin, seconded by Commissioner Howard, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 11:03 P.M. Buffalo Grove Plan Commission - Regular Meeting - February 15, 1989 - Page4 Respectfully submitted, athleen Comer Recording Secretary APPROVED BY: V Barbara Sheldon Chairman Buffalo Grove Plan Commission - Regular Meeting - February 15, 1989 - Page5