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1973-12-12 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Marquardt - VW Dealership December 12, 1973 Chairman, Carl Genrich called the hearing to order at 8:30 P.M. , December 12, 1973, in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Mr. Genrich, Chairman Mr. Gamm Mr. Harris Mr. Keister Mr. Mendenhall Commissioners Absent: Mr. Haarr Mr. Shields Mr. Van Engen Also present: Mr. Balling, Administrative Assistant Mr. Seaberg { MARQUARDT Those present in this regard were: Mr. C. W. Marquardt, Jr. - Owner of dealership Mr. J. L. McCabe, Attorney Mr. C. Marquardt Mr. C. W. Marquardt, Jr. was sworn in as a witness. Mr. McCabe addressed the Commission stating that their appearance here tonight is for the formal hearing on the petition of Harris Trust & Savings Bank and the C. W. Marquardt Company for annexation to the Village subject to rezoning of the property with a B-4 zoning, as well as the variation on the acerage which is required under the 6-4 zoning. The location of the property is on the east side of Buffalo Grove Road immediately north of the Bank on the northeast corner of Dundee Road and Buffalo Grove Road. The property is presently vacant being part of the property which is owned by the owners of the golf course. The dimension of the property according to surveys consists of the 580' frontage on Buffalo Grove Road with a similar dimension on the east part of the property and a 283' dimension on the south boundary and approximately a 300' boundary on the north part. The property is contiguous to the Village although it is now located in the County of Cook. It is planned to erect an automobile agency on this property. Their reason for asking for a B-4 zoning classification is that it provides in the Village ordinances for the use of motor vehicle sales and related services including repair service and garage facilities. Mr. McCabe stated that this paroperty consists of 3.9496 acres and that our ordinance requires the property to be at least 4 acres - for this reason they are requesting a variation. After several meetings with the Plan Commission and the Appearance Commission they have submitted surveys as well as landscape plans and plans which indicate where their buildings will be located. Mr. McCabe stated that they have already submitted a third draft of the annexation agreement to the Commission, subsequent to their discussions with the Plan Commission and the Appearance Commission. Plan Commission Page 2 12/12/73 Mr. Marquardt identified himself for the record, Clarence W. Marquardt, Jr. , 1855 E. Ridgewood Lane, Glenview, secretary for the C. W. Marquardt Company. He has personally been in the automobile business for 27 years and his father has been in the business for 54 years. He is presently operating an automobile agency in Morton Grove and a VW dealership in Janesville, Wis. Pursuant to the draft of the annexation agreement submitted to the Board, it is Mr. Marquardt's understanding that he agrees not to use the premises for the service and sale of trucks which exceed 4 tons in weight. It is also his under- standing that the Village is agreeing to permit the sale and service of trucks which do not exceed 4 tons in weight, as well as permit the storage on the premises of vehicles which do not exceed the weight of 4 tons. It is further his understanding that the retention basin presently being built on the golf course property will be completed sometime in the near future, and that he will be allowed to use that retention basin and that he will not be required to erect a retention basin or any other similar system on the property, and also that he will have the right to tap onto this existing drainage system as well as the above mentioned retention basin on the adjoining golf property with no charge or fee. He has agreed to the granting of an easement to the Village for the installation, repair, maintenance and operation of the Village underground storm sewer and water drainage system. Mr. Marquardt is also submitting in the draft of the annexation agreement that he will be allowed a five year period after this agreement during which to build or construct under the B-4 zoning classification. Before commencing construction, he is aware that he will have to submit building and landscaping plans to the Village for approval . Regarding the question of transittional buffer strips - side yards, it is his understanding that if the side yards on the north and south sides of the property or the rear yard on the east side of the property should adjoin a residential district that he will be permitted to have an 8' transittional yard.,buffer strip. He also agrees to erect a sidewalk,if and when this zoning is permitted, in the front of the property. Mr. Marquardt then presented Petitioners Exhibit C to the Commission and stated that it is a Plan of the Sales & Service Buildings. It is proposed that southerly 150' feet of the property will be for the display of used cars with the use of either a brick wall or landscaping to block off the parking at the rear. Farther to the north will be a sales facility for new cars, which will be a showroom surrounded by patios on the north and south side and an office connected to the rear. The building to the left will be the service facility - the front section of which will be for mechanical service and the southeast section will be for parts storage with a body shop on the north east section. New cars ready for delivery will be around the perimeter of the showroom - new cars, used cars and recs will be to the rear of the lot. The cars in the rear will be approximately 250' back from the street. He is providing for four driveways and they would be separate ingress and egress driveways for a flow of traffic. These will be adequately marked in compliance with Village regulations. Exhibit B was then distributed to the Commission. This exhibit is the Plan of Development and Design and Landscaping Plan. On the south side they plan to plant trees of varying heights to be attractive but not to obscure. They will erect a 7' fence on the perimeters adjacent to the golf course. He plans to employ approximately 50 people. Let it be noted that Exhibit A is a Certified Copy of the Plat of Survey. Plan Commission Page 3 12/12/73 Mr. McCabe, upon request from Mr. Genrich, reviewed the major points of the annexation agreement again for the benefit of the public. He then stated they they agree not to use the property for the following purposes: 1 ) agricultural implement sales & service 2) cartage and express facilities 3) Contract and construction shops 4) feed or seed stores 5) greenhouse or wholesale growers 6) house trailers or mobile homes - with the understanding the village would agree to abide by this agreement and permit the purchaser to sell self-propelled recreational vehicles. Commissioner Mendenhall stated that he would like to get away from an offensive type of lighting. He stated that he had talked with Mr. Helms of the Appearance Commission and that the lighting proposed for this dealership was not aesthetic. He wondered if a specified type of lighting could be incorporated in the annexa- tion agreement. Chairman Genrich stated that this was not necessary. It was then stated by Mr. Marquardt that type of lighting providing would provide an aesthetic appearance. The second point in question by Commissioner Mendenhall is the five year clause on page 6. He suggested that after 5 years the property be reverted back to a B-1 zoning if they have not built on it by that time. Mr. McCabe stated that he would not advise his client, Mr. Marquardt, to agree to this, since he has no control over the erection of the retention basin. Commissioner Keister questioned the brick walls on the landscaping plans. The walls would be a backdrop of approximately 10' , as stated by Mr. Marquardt. Commissioner Gamm complimented Mr. Marquardt on his plan and expressed appreciation for their effort. He asked for the total estimated value of the buildings and landscaping. Mr. Marquardt stated that the landscaping would run approximately $16 to $17,000. The building cost would aggregate to about $450,000. The back drop and the lighting would be another $100,000. Commissioner Harris had a question concerning side yards. He did not know if the new side yard ordinance had been passed as yet. Mr. McCabe stated that he had checked last week and that at that time it had not been passed. Commissioner Harris also stated that Mr. McCabe had used the word "retention" facilities in the agreement and this wording should be changed to read "detention". Mr. McCabe agreed that this would be done. Mr. Helms, Appearance Commission indicated that they will be meeting with Mr. Marquardt tomorrow night. Mr. Helms agreed that their plan had incorpor- fa'. ated most of the changes requested by the Appearance Commission. The other details will be worked out. Commissioner Mendenhall made a motion to recommend Plan Commission approval of Harris Trust and Savings Trust No. 31067 and related exhibits A, B & C, with the following recommendations to the Board. 1 ) all exterior lighting be subject to the approval of the Appearance Commission, 2) Agreement extended to 7years and then reverted to B-1 Plan Commission Page 4 12/12/73 Mr. Keister seconded the motion. A voice vote followed: AYES: Mendenhall , Keister, Gamm NAPES: Harris The motion pased 3 to 1 . There being no further discussion, the public hearing was adjourned at 9:30 P.M. Respectfully submitted A. Heneghan, ording Sect'y. Approved: j /1 Carl Genrich, Chairman ah PUBLIC HEARING Continuation of BUFFALO GROVE PLAN COMMISSION Public Hearing Phoenix Construction Company started 12/5/73 December 12, 1973 1 Chairman, Carl Genrich, called the Public Hearinn to order at 9:55 P.M. , December 12, 1973, at the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, IL. Commissioners Present: Mr. Genrich, Chairman Mr. Gamm Mr. Harris Mr. Keister Mr. Mendenhall Commissioners Absent: Mr. Haarr Mr. Shields Mr. Van Engen Also Present: Mr. Balling, Administrative Assistant Mr. Seaberg Mr. Hitzman, School District 102 Mrs.Rech, village Trustee PHOENIX The Plan Commission read copies of the revised minutes. Commissioner Keister moved that the minutes of December 5th be approved as corrected. Commissioner Mendenhall seconded the motion. A vote was taken and the motion passed. Mr. Donatoni, representing Phoenix, stated that based on past experiences, it is difficult to develop in a flood plain. They have tried to analize the situation and propose to develop 40 acres of the golf course into a residential development. Chairman Genrich stated that he had talked with Mr. Raysa, Village Attorney, as to whether or not the three units around the golf course could and should be con- sidered in one PuD, even though they are not contiguous. Mr. Raysa had advised him that they could inasmuch as the PUD was designed to give some flexability. Mr. Donatoni stated that in regard to the Estimated School Tax Benefit, the per student contribution does cover the $800 per student operating expense. Project A will cover itself; Project B will not. Mr. Hitzman, School District 96 stated that as a matter of public record the School Board on December 10th unanimously passed a motion suggesting and recommend- ing to both the Plan Commission and the Village Board that the Phoenix Project be subject to the Buffalo Grove Resolution 72.35. Commissioner Harris then read the resolution which stated that this project does fall within it. The developer is planning on making a $129,000 donation to the Village. Commissioner Mendenhall stated that even if the land should be given to the Village, we really cannot help the School District when they need it, because the Village could not advance the School District that large an amount of money. Commissioner Game stated that the primary purpose of the land donation is for a public service garage and felt that this particular fact should be kept in mind. Plan Commission Page 2 12/12/73 Commissioner Harris requested that the developer provide the Commission with a plan of how they are to develop this property and at what stages. He feels that there should be a positive impact on the School District. He also stated that there are a few items in the PUD ordinance that the developer has not complied with as yet. Mr. Donatoni stated that if the new PUD ordinance is applicable to this project, they would comply wit it. Mr. Kittle, Park District representative, makde the following points to the developer: 1 ) An addition of at least 4.5 acres of land in the project area should be made in the realm of private recreation, j 2) that the developer modify his contract with the owner of the golf course to provide public or semi-private park in the area of the driving range. 3) He requested the Plan Commission to recommend that, should the Village entertain a motion to purchase the 128 acres,that the Village would then provide an area of at least 5 acres of land for a public park on the golf course - preferably on the driving range area. 4) That the Village deed the 4.9 acres of land to the Park District for the purpose of developing a public park. Mr. Kittle stated that the rationale for these points is that the Park District is currently being asked to absorb an impact of approximately 4,000 people without the receipt of monies or land. Commissioner Gamm asked Mr. Donatoni what type of architecture would be used, and Mr. Donatoni stated that it would be California style. Commissioner Keister indicated that he feels the developer should live up to the Buffalo Grove Resolution with either a land or cash donation. Commissioner Mendenhall informed the developer that the Commission has asked other developers to present elevations before final approval and felt that they should do the same. He also told the developer that if they intended to consider the open space as part of their plan, then they must make a committment to the Village that this space will never be built upon. It is Commissioner Mendenhall 's feeling that there is not adequate justification for rezoning. Chairman Genrich addressed the Commission and suggested that they discuss this project amongst themselves and possibly take a straw vote. A discussion was held. He then read the items in the PUD Ordinance, which are required for preliminary development plans. They are: 1 ) Preliminary development plan, 2) Survey of the tract, identifying the existing features 3) Site Plan showing existing and proposed structures, 4) Statement of residential densities, Plan Commission 12/12/73 Page 3 5) Preliminary sketches of the proposed structures, 6) Landscape Plan 7) Schedule for development 8) Evidence of sufficient control , 9) Traffic Survey 10) Statement showing the relation of the plan to the official plan of the Village. 11 ) Statement identifying the principal types of uses, 12) Statement describing the provisions to be made for the care and maintenance of the open space or recreational facilities. 13) Copies of any proposed restrictive covenants. Chairman Genrich suggested that a straw vote be taken on the area around the golf course, providing that the developer meet the requirements listed above. Commissioner Harris stated that he could approve purely from a planning standpoint. Commissioner Gamm stated that he had no comment at this time and could make a decision when the proper time came. Commissioner Keister stated that he felt there is enough merit with what has been presented. He feels there is a way to make this plan better, whether it requires a reduction in density to do it, he does not know. Commissioner Mendenhall gave a "no" straw vote, his reason being that the golf course is owned by Mr. Friedman and we have no control over what is in the middle of the project. Commissioner Keister stated that he feels no recommendation should be make tonight with only three members of the Commission present. He indicated that we need a larger turnout to vote on this. The public hearing was then closed. Respectfully submitted, e;'? A. Heneghan cording Sect'y. Approved: /-7/2 / �ti2tC� Carl Genrich, Chairman PRELIMINARY MINUTES - NOT APPROVED ah