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