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1984-08-01 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Standard Oil Service Station Rezoning Buffalo Grove Road & Route 83 Corporate Grove Corridor Residential (Windbrooke) Concept Plan Review Plat of Resubdivision-Buffalo Grove Commerce Center Unit 1 - Lots 2, 3, & 4 August 1, 1984 Chairman Sheldon called the regular meeting to order at 7:36 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Ms. Sheldon Mr. Davis Ms. Reid Mr. Krug Mr. Goldberg Commissioners Absent: Chairman Shields Mr. Goldspiel Ms. Kaszubowski Mr. Musfeldt Also Present: Mr. C. Rudd, Project Engineer, Standard Oil Serv. Sta. Mr. J. D. Eppich, Engineer, Standard Oil Service Sta. Ms. J. Couture, Landscape Architect Mr. L. Freedman, Attorney, Corporate Grove Mr. E. Zale, Developer, Corporate Grove Mr. J. Nelson, Land Planner, Corporate Grove Mr. J. Martin, Landscape Architect, Corporate Grove Trustee Stone - arrived at 7:50 P.M. Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Moved by Commissioner Davis, seconded by Commissioner Reid, to approve the Regular Meeting minutes of June 20, 1984. Approval was unanimous in favor and the motion passed. COMMUNICATIONS None LIAISON REPORTS Commissioner Krug attended the June 25, 1984 Village Board meeting. The Brunswick property was discussed and they approved the 35' deep back yards, the drainage ditch will be owned by the property owners with a covenant for access, they will omit every other street light, the detention would be retention and the park would be dry. They did not settle if the bike path would be in the Commonwealth Edison parkway. Mr. Truesdell noted that the public hearing for Chatham Unit 3 scheduled for this meeting was cancelled because the petitioner withdrew his petition. Wheeling is considering annexation of the Arlington Country Club. Mr. Truesdell attended their meeting to discuss this issue on July 20, 1984 and made a presentation on behalf of the board which he passed out to the Plan Commission. Midwest Development Corporation has petitioned the Village of Arlington Heights for annexation of the Happ Farm West property on Dundee and Kennicott. Their plan would call for retail and office buildings and several types of residential units. STANDARD OIL SERVICE STATION REZONING - BUFFALO GROVE ROAD & ROUTE 83 Mr. Truesdell stated Amoco Oil wants to tear down the existing structure on the site and put up a self serve station with a car wash. They are seeking both rezoning and plat approval at this meeting. Mr. Rudd stated they feel that they have a good traffic pattern with this plan and better landscaping. They will use landscaping and berming as a buffer between the proposed future residential to be adjacent to the site. They have modified their plan and changed the set back from 12' to 20' , increased the amount of landscaping and the size of the plantings. In addition, they have reduced the size of the car wash building to 44' and are proposing to place the restrooms in the building underneath the canopy. Trustee Stone arrived. Ms. Couture briefly explained the landscaping plan. Mr. Eppich briefly reviewed the engineering for the site. They can put 78% of the detention requirement in various inlets, pipes and grass area. The remaining 22% of the water would be in the parking lots. There would be 9" of water in the parking lots during a 100 year storm. The slope of the berm would be 4 to 1. They do not feel this would provide a maintenance problem. They propose steeper side slopes on the 2 landscaping areas. They did look into underground storm water storage but found that it would be too costly and could be a maintenance and environmental problem. Commissioner Davis pointed out that there was no deceleration lane coming down Route 83 near the site. There is no right turn lane there. He felt the two driveways were too close to the intersection. He would like to see both exits moved south. In response to Commissioner Krug, Mr. Kuenkler noted that there is no detention on the present site. In response to Commissioner Reid, Mr. Truesdell stated the variation of 12' or 22' in the landscape island would have to be reviewed by the ZBA. In response to Commissioner Goldberg, Mr. Kuenkler stated that the problems Buffalo Grove Plan Commission Regular Meeting August 1, 1984 - Page 2 with parking lot detention are that there is a lot of foot traffic, it increases the rate of pavement deterioration and the danger of the indentation being filled in when it is repaved. In response to Chairman Sheldon, Mr. Rudd assured her that the berming would screen the residential year round. Mr. Truesdell noted that the ordinance requires screening to be 6' high along the entire property line near the residential. In response to Commissioner Goldberg, Mr. Rudd noted that the new car wash equipment is quieter than the old units. There is room for five cars to stack near the car wash. Mr. Truesdellpointed out thatthe bikepathalongBuffalo u alo Grove Road and Route 83 and installation of street lights are required. Mr. Rudd asked for some relief regarding the stone underneath the bike path, that it be waived. He felt that they were putting a lot of money into improvements before they will be starting to build their new station. Trustee Stone stated he did not like the traffic circulation pattern, he was opposed to the detention on the pavement and felt the builder was putting too much into too small of an area. He would not look favorably upon giving relief on the bike path stone. Moved by Commissioner Krug, seconded by Commissioner Goldberg that this plan be scheduled for a public hearing as soon as all the necessary paperwork is received. The motion unanimously carried. CORPORATE GROVE CORRIDOR RESIDENTIAL (WINDBROOKE) CONCEPT PLAN REVIEW Mr. Truesdell showed a videotape of the site. He noted that it is made of 236 units in 2 story buildings. Mr. Zale has requested consideration of mortgage revenue bonds. The major planning issues were the building type and land plan. There will be no 3 story units as originally approved. Mr. Freedman stated the property is in trust at the First State Bank of Park Ridge. This site was annexed at the request of the Village earlier this year. At the time of annexation a variation was approved regarding some relief from the 100' radius requirement within the creek. All buildings on the current plan are outside of the 100' radius. They will be requesting, subject to approval by the Engineering Department, a variation to the slope from a 6 to 1 to a 4 to 1. In response to Commissioner Davis, Mr. Zalle stated he only wants to build 2 story rental buildings and not 3 story buildings. They will be between 750 and 1,050 square feet and rent from $600 to $750. There will be one and two bedroom units. Buffalo Grove Plan Commission Regular Meeting August 1, 1984 - Page 3 Mr. Truesdell noted this plan would generate 336 people or 1.8 acres of active park land and 1.5 acres of passive park land. Mr. Zale noted the bonds they are seeking are for 10 years and the apartments would have to stay apartments for that period. Mr. Truesdell noted that there is a need for rental property in Buffalo Grove. There is a 1% vacancy rate in this area. Moved by Commissioner Davis, seconded by Commissioner Krug, that this plan be scheduled for a public hearing as soon as all the necessary paperwork is received after August 20, 1984. The motion unanimously carried. PLAT OF RESUBDIVISION - BUFFALO GROVE COMMERCE CENTER UNIT 1 - LOTS 2, 3, & 4 Mr. Truesdell noted there is a purchaser for this property and the developer is seeking to resubdivide from 3 lots into 2. Moved by Commissioner Davis, seconded by Commissioner Reid to approve the Buffalo Grove Commerce Center Unit 1 - Lots 2, 3 and 4 Resubdivision as submitted. AYES: Commissioners Davis, Reid, Krug, Goldberg NAYES: None ABSTAIN: None ABSENT: Commissioners Shields, Goldspiel, Kaszubowski, Musfeldt The motion passed 4 - 0. FUTURE AGENDA SCHEDULE The August 15, 1984 Meeting will have a public hearing on the Standard Oil Service Station and a public hearing on Windfield Unit II. STAFF REPORT Mr. Truesdell noted that the Martin and Marbry Office Building was before the Village Board. They were requesting to scale down the building and the Board was favorable depending on the condition that the Plan Commission does not have any objections. The Plan Commission concurred after viewing a copy of the new plan. ADJOURNMENT Moved by Commissioner Davis, seconded by Commissioner Goldberg, to adjourn the meeting. The motion unanimously carried and Chairman Sheldon adjourned the meeting at 9:35 P.M. Buffalo Grove Plan Commission Regular Meeting August 1, 1984 - Page 4 Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman Buffalo Grove Plan Commission Regular Meeting August 1, 1984 - Page 5