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1989-08-23 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION Arlington Toyota, 935 W. Dundee Road Riverwalk, North Phase, Milwaukee Avenue at Lake Cook Road August 23, 1989 Chairman Sheldon called the regular meeting to order at 7:30 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Braiman Mr. Rubin Mr. Rosenston Mr. Charlette Commissioners Absent: None Also Present: Mr. R. Jostes, Project Manager, Arlington Toyota Mr. R. Jaydos, Architect, Arlington Toyota Mr. R. Coppolino, Contractor, Arlington Toyota Mr. M. Elbrecht, Arlington Toyota Mr. T. Beechick, Hamilton Partners Mr. D. Olsen, Wilson/Jenkins Mr. R. Pfeil , Village Planner APPROVAL OF MINUTES None COMMITTEE & LIAISON REPORTS Commissioner Braiman attended the Village Board meeting on August 21 , 1989 when the following items were discussed: 1 . The Boezio Property, 20311 N. Weiland Road and the Barnett Property, 20389 N. Weiland Road were given pre-application conferences concerning annexation and zoning. Both properties are being used for single-family residences and contractor storage. The Village Board indicated that the contractor uses are not consistent with the Village' s Comprehensive Plan, and the mixed residential/contractor uses are not allowed in any of the Village's zoning districts . The Board indicated that the Village is not interested in annexing these properties if the contractor operations are to remain in use indefinitely. 2. The Mormon Church request for annexation of property at the southwest corner of Port Clinton Road and Prairie Road was referred to the Plan Commission. The Board, however, indicat- ed that the entire 27-acre tract, not just the 6.7 acre church site, should be planned and zoned as a unit so that stormwater storage, utilities, and streets would be properly integrated. 3. The sign proposed for the west wall of the Zierk's Furniture store on Lake/Cook Road was approved by the Board. Tim Beechick of Hamilton Partners told the Board that lintels were constructed in the west wall for windows if required by a future office or service use. Mr. Beechick stated that mechanical equipment on the roof of Zierk's will be screened. 4. A presentation was made by a Lake County Planning Department staff member concerning the Lake County Stormwater Management Planning Committee. 5. The Village Board will have a forum on August 31st at 7:30 P.M. in the Public Works Garage concerning the Village's Public Works services. 6. The Village Board will have a strategic planning session on August 28th. ARLINGTON TOYOTAi 935 W. DUNDEE ROAD Mr. Jostes reviewed the landscape plan dated August 2, 1989 and noted that three planters with trees have been added to the north side of the proposed body shop. This would screen the view of the structure from Dundee Road. Mr. Jostes commented that the south elevation of the body shop will not be visible to adjacent properties because the Toyota site has landscaping along its southern boundary. He stated that the exist- ing landscaping on the west edge of the site along Old Arlington Heights Road provides an adequate screen for the west side of the body shop. He reviewed photographs of the site showing the existing landscaping. Mr. Jostes presented a rendering of the proposed body shop and a sample of the gray fluted masonry block that would be used on the north side of the body shop and the portion of the service addition that would be seen from Dundee Road. Mr. Jostes stated that there has never been an underground fuel tank on the site; drawings showing a tank are erroneous . Chairman Sheldon inquired about the material to be used on other sides of the service addition and the body shop. Buffalo Grove Plan Commission - Special Meeting - August 23, 1989 - 2 Mr. Jostes replied that a metal material similar to the existing build- ing surface would be used. Commissioner Braiman said that the body shop would be close to Old Arlington Heights Road, so the west elevation should be a more attrac- tive material than metal . He asked how tall the building addition would be. Mr. Jostes said the addition would be the same height as the existing building, which is approximately 22 feet tall . Commissioner Goldspiel noted that the plan has no landscaping along the west side of the body shop; at a minimum grass and curbing should be provided. Mr. Jostes said some landscaping could be provided along the west side of the body shop, but space has to be left for overhead doors. Commissioner Rosenston commented that heavy screening is needed along Old Arlington Heights Road, and plantings should include evergreens for year around screening. Chairman Sheldon pointed out that heavy screening may invite vandalism, and the Police Department should comment on the type of screening that is appropriate for adequate view into the site. Mr. Jostes said a landscaping plan would be designed that would provide a screen for motorists traveling at average speed, but with enough openess to allow monitoring by the Police. Commissioner Rhodes asked what material would be used on the building above the fluted block. Mr. Jostes said there would be metal banding above the masonry block. Commissioner Krug suggested that some type of traffic controls be used for vehicles leaving the site and crossing Old Arlington Heights Road to reach McDonald' s restaurant. Mr. Jostes said a stop sign could be placed at the driveway exiting the Old Arlington Heights Road. Commissioner Braiman said a better drawing is needed to show what the l J body shop would look like from Dundee Road. Mr. Jaydos said the drawing would not show much of the body shop because it is relatively small and is setback from Dundee Road. Also, the trees along Dundee Road would screen the view of the body shop. Commissioner Rosenston suggested that the existing rendering could be enlarged or a view toward the southeast could be developed. Buffalo Grove Plan Commission - Special Meeting - August 23 , 1989 - 3 Mr. Jaydos said he would develop a drawing showing the body shop as viewed from Dundee Road. Commissioner Braiman emphasized that a drawing is needed that depicts the view that would be seen looking from Dundee Road south through the center of the site. Commissioner Charlette asked about the location of signs and doors for the body shop. Mr. Jaydos said the body shop would not have any signs. The main doors would be in the south wall , only service doors would be in the west wall . A man door would be in the north wall . The south doors would be insulated to reduce noise, but even when the doors are open, the dis- tance to the closest residential area is 500 feet, so no noise from the body shop would be audible on the residential properties. Commissioner Howard asked what view would be seen from the R-9 area at Miller Lane. Mr. Jaydos said because the body shop is 500 feet from the residential area, and the shop will only be 22 feet high, the residents would see very little of the body shop. Also, a dark gray block would be used to make the body shop as unobtrusive as possible. Commissioner Rhodes inquired if the staff has determined that the B-4 District allows a body shop use. Mr. Pfeil stated that he discussed the matter with Frank Hruby, Director of Building and zoning, and Mr. Hruby ' s interpretation is that major automobile repair, including body shops, painting, and rebuilding is a permitted use in the 6-4 District. Commissioner Krug asked where discarded parts would be started. Mr. Jaydos said a dumpster would be used. Chairman Sheldon inquired about the average length of stay and the number of cars that would be on the site waiting to be serviced. She commented that the vehicle storage yard should be fenced so that it wouldn' t be an attractive nuisance for kids. Mr. Elbrecht indicated that cars needing body work could be on the site from one day to three weeks, but the average time per car is about two weeks. At any one time there are 20 to 30 cars on the site moving in and out of the repair operation. He said that the number of cars on site would not increase above what is being handled now. Mr. Jostes stated that the storage area would be fenced. Mr. Elbrecht asked if fluted-black is needed on the west side of the body shop since the area is landscaped and screened from Old Arlington Heights Road. Buffalo Grove Plan Commission - Special Meeting - August 23, 1989 - 4 Commissioner Goldspiel commented that the west wall will be seen from the street and it is important for the building to have an attractive appearance and landscaping. Commissioner Braiman asked if wrecked vehicles are stored on the site. Mr. Elbrecht said wrecked vehicles are not kept on the site; they are shipped out. L/ Mr. Jostes summarized the major items the Plan Commission wants ad- dressed on the revised plan. These items include adding fluted block on the west side of the body shop, adding landscaping to the west side of the building, providing more landscape screening along Old Arlington Heights Road, adding a stop sign to the driveway at Old Arlington Heights Road, and developing a drawing to show how the body shop will look from Dundee Road. Chairman Sheldon said the staff will schedule a public hearing for the project. RIVERWALK-NORTH PHASE: MILWAUKEE AVENUE NORTH OF LAKE-COOK ROAD Mr. Beechick explained that the concept plan has been revised since the first workshop on April 5, 1989. The previous plan included a four-story office building, a one-story office building, and a one-story office/service use. The service use included a truck dock area that the Plan Commission believed would be inappropriate for the Riverwalk site. He noted that part of the second parking deck on the original Riverwalk site would be located on the Riverwalk North parcel . Mr. Beechick said the revised plan proposes two three-story office buildings, with a total of 157,570 square feet, which is the same square footage as the previous plan. The buildings have been placed as close as possible to the forest preserve area along the Des Plaines River, and a stormwater retention lake has been added to the plan. He indicated that a more detailed site plan, with all required setbacks and other dimensions would be submitted for the next workshop. Mr. Beechick said he wanted to discuss the land use concept with the Plan Commission before preparing a complete site plan. He noted that the overall floor area ratio (F.A.R. ) for the entire Riverwalk site would be 0.415. Chairman Sheldon inquired about the types of tenants that would be in the Riverwalk North buildings, and she asked for more information about the hotel use noted on the concept plan. Mr. Beechick replied that typical tenants would be sales offices and a variety of other office users needing space in this area. He said he would like the flexibility to amend the plan to include a hotel if the market demand would support it. Commissioner Rhodes commented that a hotel at the site would have limited visibility from Milwaukee Avenue. Buffalo Grove Plan Commission - Special Meeting - August 23, 1989 - 5 Commissioner Goldspiel noted that there are a number of existing build- ings strung out along Milwaukee Avenue that affect the visibility of the Riverwalk North site. Mr. Beechick said visibility is a concern, but one concept he is looking into is an extended-stay type of hotel . The Marriott Residence Inn in Deerfield is an extended-stay facility that is not in a visible lo- cation . Chairman Sheldon commented that Buffalo Grove does not have any facil - ities for conferences or banquets, and the Riverwalk site might be a good location for this type of use. Commissioner Braiman concurred that the Riverwalk site would be a good location for a banquet facility. Mr. Beechick noted that the CrestHil Hotel in the Buffalo Grove Business Park has a great demand for its meeting rooms, but it is not designed for major meetings that would draw more than 75 to 80 persons. Chairman Sheldon asked if the location of the pedestrian bridge over the Des Plaines River has been determined by Hamilton Partners and the Lake County Forest Preserve District. Mr. Beechick said he is waiting for the Forest Preserve District to give him assurance that the trail system planned for the area will be built and connected to the bridge. Chairman Sheldon said the Commission needs comments from the Forest Preserve District regarding plans for the trail system and bridge. Commissioner Goldspiel said that the Riverwalk site should be tied into the Village bikepath system and the County trail system, and he asked for information showing how these connections could be made. Chairman Sheldon asked how the possible hotel use should be handled in the approval process. Mr. Pfeil said the developer would have to provide enough information to show that parking, traffic circulation, and other site development details would be properly planned for a hotel . Mr . Beechick suggested that another possibility is that a major hotel may want to be in the second 10 or 12-story building on the original Riverwalk site. ../ Commissioner Braiman commented that if a hotel is to be located in the second 10 or 12-story building, it should be a full -service facility. Commissioner Goldspiel said a 10-story hotel on the original Riverwalk site would be acceptable, but he is not favorable to the residential hotel for the Riverwalk North site. The revised concept plan showing two 3-story buildings is better than the previous plan for the Riverwalk Buffalo Grove Plan Commission - Special Meeting - August 23, 1989 - 6 North site. He asked what access from Milwaukee Avenue or the property to the north of the Riverwalk North site is being planned. Mr. Beechick said the right-of-way at Hans Bavarian House has been vacated, so a connection to Milwaukee Avenue at this location is not available unless it could be worked out with Hans. Mr. Beechick said he doesn't think there is any platted right-of-way north of the Riverwalk site. Commissioner Goldspiel said without a second street to Milwaukee Avenue, the buildings on the Riverwalk North site may need to be re-oriented. Chairman Sheldon said the Commission would need a traffic study by the Village' s consultant. She said another workshop would be scheduled when a revised concept plan is submitted. FUTURE AGENDA The next meeting will be the regular meeting on September 6, 1989. ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Howard, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 9:00 P.M. Respectfully submitted, Robert E Pfeil Village Planner Acting Recording Secretary APPROVED BY: Barbara Sheldon Chairman V Buffalo Grove Plan Commission - Special Meeting - August 23, 1989 - 7