1987-04-22 - Plan Commission - Minutes SPECIAL MEETING
BUFFALO GROVE PLAN COMMISSION
Chrysler Plymouth Dealership
Dojutrek Subdivision
Oak Creek III
Municipal Campus
April 22, 1987
Vice Chairman Goldspiel called the regular meeting to order at 8:31 P.M. in
the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Vice Chairman Goldspiel
Mr. Krug
Mr. Musfeldt
Ms. Kaszubowski
Mr. Rhodes
Commissioners Absent: Ms. Sheldon
Mr. Davis
Mr. Katz
Also Present: Mr. R. Angelotti, Developer, Chrysler
Mr. C. Cliffrd, Dealer, Chrysler
Mr. & Mrs. Dojutrek, Developer Dojutrek Property
Ms. G. Maston, Mill Creek Condominium Assn. Rep.
Mr. E. Schwartz, Developer, Oak Creek III
Mr. L. Freedman, Attorney, Oak Creek III
Mr. C. Gent, Architect, Oak Creek III
Mr. G. Glover, Village Trustee
Mr. R. Skelton, Village Attorney
Mr. L. Szymborski, Assistant Village Manager
Mr. G. Boysen, Director of Public Works
Mr. R. Kuenkler, Village Engineer
Mr. R. Pfeil, Village Planner
Ms. B. Dolan, Staff Planner
APPROVAL OF MINUTES
Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes, to approve the
Special Meeting minutes of April 8, 1987 as amended. Approval was unanimous
in favor and the motion passed.
COMMITTEE & LIAISON REPORTS
Vice Chairman Goldspiel welcomed Mr. Pfeil as Village Planner.
He stated there will be a meeting between the residents and the developer on
Thursday in the Crossings Clubhouse at 7:30 to discuss the proposed
commercial development on Arlington Heights Road south of Route 83 between
Fremont Way and Heritage Place.
CHRYSLER PLYMOUTH DEALERSHIP
Moved by Commissioner Musfeldt, seconded by Commissioner Kaszubowski that the
Plan Commission recommend to the Village Board approval of the Chrysler
Plymouth Dealership dated January 28, 1987, revised March 11, 1987 along with
the request for variation of the Development Ordinance Section 16.50.040.C.3
for no underdrain in the detention basin. Subject to IDOT's approval of the
installation of a left turn lane on Dundee Road.
Discussion:
It was noted there would be daily car rentals for customers who are having
their cars serviced but no other rentals. There is no interest in having a
leasing operation. They do not have an arrangement with either dealership on
either side of their site but feel that there would be no problem obtaining
access. They will mark the 12' buffer between the site and Dundee Road.
AYES: Commissioners Krug, Musfeldt, Kaszubowski, Rhodes
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Sheldon, Davis and Katz
The motion passed 4 - 0.
DOJUTREK SUBDIVISION
Mr. Dojutrek stated they are asking for approval for a house on their
property located at 940 East McHenry Road. The problem with the connection
to the sewer has been solved.
Ms. Dolan stated there are 2 existing buildings on the site. They would like
to put their own residence on back of the 2.5 acres. Improvements on Route
83 would be prohibitive for a single family home and are being required to be
waived. They are not asking for additional access along Route 83 for this
parcel. Staff encourages this use. They are connected to the sewer. There
is sufficient property for the use of the well if a second building were
built. The detention will be a sloped lawn. This is presently zoned R-3.
The plan will go to public hearing.
OAK CREEK III
Mr. Freedman briefly reviewed the last workshop session.
They will have 56 multi-family condominiums.
Buffalo Grove Plan Commission
Special Meeting - Page 2
April 22, 1987
II
There is no bike path connection required. They have shown the sidewalks on
the plan. The parking ratio is 3.02 per unit or 169 spaces and they have
shown an additional 9 parking spaces in the cul-de-sacs. The building
materials will be compatible to what is already on site. It will be a blend
of the two phases. An aerial of the site was reviewed. They reviewed some
typical floor plans. There will be 6 and 8 unit buildings with townhomes in
the center and flats on the ends. The flats have one car and the townhomes
have 2 car garages. The sidewalks, in conjunction with the drives, is a
variation. The units will sell between the mid 80's and from $125,000 to
$130,000. The cul-de-sacs will be private streets but built to Village
standards. They will be screening Building 8 from the parking lot. The plan
will go to public hearing.
MUNICIPAL CAMPUS
Mr. Boysen reviewed the recent committee meeting on this project as noted by
Vice Chairman Goldspiel at the April 15, 1987 Plan Commission meeting. Mr.
Boysen also reviewed Ms. Dolan's April 17, 1987 memo the Plan Commission
titled Municipal Facilities Plan Change.
Vice Chairman Goldspiel noted that finances are a consideration when
reviewing the salt storage building. He has difficulty seeing this building
as an accessory use.
Mr. Skelton stated they have confirmed that the salt storage building would
meet the ordinance. This is an accessory building to a special use building.
The public works building is a special use.
Mr. Boysen stated the public works yard would be paved on a maintenance
basis. The salt building would be screened and landscaped.
Vice Chairman Goldspiel asked to see a drawing of the building with the
landscaping and the 16' setback for the salt storage building.
Trustee Glover noted the Board will be discussing this project at its next
meeting and he would appreciate some direction from the Commission.
The Commission was polled as to whether the major remaining issue which would
prevent it from approving this project concerns the salt storage dome. Yes
indicates the salt storage dome prevents this.
Discussion:
Vice Chairman Goldspiel stated he was not confident voting on a municipal
campus without a plan and not sure the setback for the salt dome was enough.
AYES: Commissioners Krug, Musfeldt, Rhodes and Goldspiel
NAYES: None
ABSTAIN: Commissioner Kaszubowski
ABSENT: Commissioners Sheldon, Davis and Katz
The poll was positive 4 - 0 - 1.
Buffalo Grove Plan Commission
Special Meeting - Page 3
April 22, 1987
The Commission was polled as to whether it interprets the salt storage
storage as described as being a proper accessory use in the special use in
the R-8 District. Yes indicating it is a special use.
AYES: Commissioners Kaszubowski and Rhodes
NAYES: Commissioners Krug, Musfeldt and Goldspiel
ABSTAIN: None
ABSENT: Commissioners Sheldon, Davis and Katz
The poll was negative 3 - 2 - 0
The Commission was polled as to whether the salt storage storage is an
appropriate use on this property concerning it is a continuation of a
non-comforming use.
AYES: Commissioners Krug, Musfeldt, Kaszubowski, Rhodes and Goldspiel
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Sheldon, Davis and Katz
The poll was positive 5 - 0.
The Commission was polled as to whether it was in favor of the proposed
architecture, as proposed, of the dome.
AYES: Commissioners Musfeldt, Kaszubowski and Rhodes
NAYES: Commissioners Krug and Goldspiel
ABSTAIN: None
ABSENT: Commissioners Sheldon, Davis and Katz
The poll was positive 3 - 2.
The Commission was polled whether or not it urges greater effort being made to
come up with an improved architectural treatment of the dome either by
materials used as shingles on the dome or by some other treatment.
Discussion:
Vice Chairman Goldspiel stated he would like the architecture to flow more
and President Clayton had instructed the architect to look at a way of
relieving the public works wall.
Commissioner Musfeldt stated that the public works building was scheduled to be
expanded according to the prior plan.
Commissioner Kaszubowski noted this location is the most practical for the
salt storage building.
AYES: Commissioners Krug, Musfeldt, Kaszubowski, Rhodes and Goldspiel
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Sheldon, Davis and Katz
The poll was positive 5 - 0.
Buffalo Grove Plan Commission
Special Meeting - Page 4
April 22, 1987
FUTURE AGENDA
There will be a public hearing on the Morrison site and a public hearing on
the Buffalo Grove Business Park expansion on May 6, 1987.
It was moved by Commissioner Krug, seconded by Commissioner Kaszubowski that
the Plan Commission wish Ms. Sheldon a happy birthday on April 29, 1987.
ADJOURNMENT
Moved by Commissioner Kaszubowski, seconded by Commissioner Krug, and
unanimously carried to adjourn the meeting. Vice Chairman Goldspiel
adjourned the meeting at 11:45 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
Shephen Goldspiel
Chairman
Buffalo Grove Plan Commission
Special Meeting - Page 5
April 22, 1987
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
SUBJECT: Petition to the Village of Buffalo Grove for Preliminary Plan
Approval in the B-4 (Business Services and Wholesale) District with the
following variation: Development Ordinance Variation: Section 16.50.040.C.3
(no underdrain in detention basin) .
Subject Property: The approximately 6.79 acres of land south of Dundee Road
between the Nissan and Toyota dealerships.
April 22, 1987
Vice Chairman Goldspiel called the public hearing to order at 7:47 P.M. in
the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Vice Chairman Goldspiel
Mr. Krug
Mr. Musfeldt
Ms. Kaszubowski
Mr. Rhodes
Commissioners Absent: Ms. Sheldon
Mr. Davis
Mr. Katz
Also Present: Mr. R. Angelotti, Developer, Chrysler
Mr. C. Clifford, Dealer, Chrysler
Ms. G. Maston, Mill Creek Condominium Assn. Rep.
Mr. G. Glover, Village Trustee
Mr. L. Szymborski, Assistant Village Manager
Mr. G. Boysen, Director of Public Works
Mr. R. Kuenkler, Village Engineer
Mr. R. Pfeil, Village Planner
Ms. B. Dolan, Staff Planner
Vice Chairman Goldspiel read the notice of the public hearing as published in the
Buffalo Grove Herald and informed the audience of the format the meeting
would take. He then swore in Mr. Angelotti and Mr. Cliffrd.
The documents used for the public hearing were those referred in Ms. Dolan's
April 17, 1987 letter to the Plan Commission titled Chrysler Plymouth
Dealership Public Hearing.
Mr. Angelotti showed a rendering of the building. The facility will be a
Chrysler Corporation dealership that will sell Chrysler and Plymouth
vehicles. It is located between two existing dealerships, Toyota on the left
and Nissan on the right. There is parking for 445 vehicles and the site is
6.78 acres. There is an R-9 District to the rear of the site. The building
will be stressed concrete with an all glass front. They anticipate selling
approximately 1,000 vehicles a year on the site. The mezzanine level is
L
usually for storage of auto parts or a conference room. The building will be
approximately 18' high.
He explained the detention system. The additional parcel of land they
purchased for this will handle all of the water from the site. They will
berm the area across the back of the extra lot. They will have a fence
across the back of the area that has the dealership on it. They do not have
a finished landscape plan yet but have talked to staff about it. The reason
for the variation is that the lot is low and if the pond is put in according
to the ordinance they would have to raise the lot 1.5' and this would be very
costly. They feel the detention along with the compensatory storage system
is adequate for the site. The detention parcel is zoned commercial. They
have no plans for it at present but could use it for storage of cars. If
they had to come back to the village for that use, they would. Vice Chairman
Goldspiel stated they would have to come back for approval to park cars on
the vacant lot as it was not part of the plan submitted. They will run a
sewer line from the south property line to the detention area. There will be
an internal car wash for the shop only.
The left turn off of Dundee Road will be put in if required. The parking lot
will have shaded, security lighting. They will not have a body shop in the
building. They do not encourage their dealers to have gasoline pumps on
site. The access off of Arlington Heights Road will be used only as an
access drive. The car carriers will come in off of Dundee Road and the off
loading will be on site. They will not have the car carriers come in off of
Arlington Heights Road because the autos have to be checked as they arrive
and the carrier will not be able to turn around.
Mr. Kuenkler noted they have included a paved swale and he did not see this
variation to the development ordinance causing a problem.
Mr. Angelotti noted there is a limited easement for access onto the site.
The two dealerships are amenable to their use of the front drive although
there is no written agreement.
Ms. Maston stated her association is not in favor of the plan and feel there
is enough traffic on their private street now from people test driving their
cars. She was concerned with the trucks off loading in the back, decrease in
property values, hours of operation and loud music or paging. They would
prefer a wooden fence.
Vice Chairman Goldspiel closed the public hearing at 8:31 P.M.
Respectfully submitted,
/
Kathleen Comer
Recording Secretary
AP •
Stephen Goldspiel
V1 ceChairman
Buffalo Grove Plan Commission
Public Hearing - Page 2
April 22, 1987