1974-02-13 - Plan Commission - Minutes WORKSHOP SESSION
BUFFALO GROVE PLAN COMMISSION
Grand Spaulding Dodge The Grove
February 13, 1974
Chairman Carl Genrich called the meeting to order at 8 :30 p. m. ,
February 13, 1974 in the Municipal Building, 50 Raupp Boulevard.
Commissioners Present : Mr. Genrich, Chairman
Mr. Harris
Mr. Mendenhall
Mr. Shields
Mr. Haarr
Mr. Gamm
Mr. Keister
Commissioners Absent : Mr. Van Engen
Also Present : Mr. Ronald Helms , Appearance Commission
Mr. Arnold Seaberg, Village Engineer
Mr. Bill Balling, Village Staff
Mr. Tod Trayser, The Grove
Mr. Ronald Schwartz, Grand. Spaulding Dodge
Mr. Leonard Kruse , Grand Spaulding Dodge
Mr. William Hitzeman, School Dist . 96
Grand Spaulding Dodge
Mr. Ronald Schwartz, architect, reviewed the site plan that was
distributed to the Plan Commission at the meeting of February 6,
1974. The building is 24, 300 sq. ft. and is located in the north-
east corner of the property on the 8 acre site . McDonald Creek runs
through the site . The northwest corner of the site will be utilized
as a used car lot with 150 used cars . 10 to 12 cars will be in the
showroom. Other cars will be on display facing Arlington Heights
Road . Behind the building will be the servicing of vehicles . No
signs will be posted on the building proper. A 200 ft. x 60 ft.
pre-engineered building will be in back of the main building.
Commissioner Shields inquired what the ground cover would be for the
storage area in the rear. Mr. Schwartz replied it would be gravel.
The shaded area. of the site plan indicates blacktop and other areas
will be gravel . Areas in only stone will be used for employees ,
{ not the public .
Chairman Genrich asked if originally there was no use for the southern
1/3 of the property. Mr. Leonard Kruse , Owner of Grand Spaulding
Dodge, 3300 W. Grand Avenue , Chicago, replied the back will be used
for storage.
Commissioner Shields asked if they had presented a landscaping plan.
Mr. Schwartz showed the prepared landscaping plan and stated copies
were not ready to be submitted as yet . A ground sign, "Grand Spaulding" ,
will be in front of the building measuring 48 ft . x 2 ft. The base
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of the building will have evergreens . Along the east property line
( rr dential property) will be a berm. On top of the berm will be
clusters of evergreens . The south property line will have clusters
of evergreens and honeysuckle. The remainder of the west property
line (Arlington Heights Road) will have evergreens and ground cover.
The main drive ( center of property) will have a pylon sign that is
35 feet high. Some planting will be done inside the area.
Commissioner Mendenhall asked how high the screening along Arlington
Heights and Dundee Roads would be . Mr. Schwartz replied 3 ft . high.
The property will be leveled to start construction. Commissioner
Mendenhall stated the Master Plan indicates residential zoning across
the street. He would like to see the developer use imagination and
disguise the massive asphalt car lot. He commented the Volkswagen
dealership did a beautiful job of landscaping with trees and he
would like to see more of this .
Mr. Kruse stated that Volkswagen dealers are on a 50 to 60 car alloca-
tion per month . Grand Spaulding sells approximately 600 cars per month
at the present location . The dealership has to merchandise property
differently from Volkswagen. The backbone of business is used cars ,
and this doesn' t apply to Volkswagen. With all the money involved here
it would be unprofitable to hide the used car lot. He asked the Plan
Commission to keep in mind the difference in merchandising Dodge and
Volkswagen.
Chairman Genrich commented that Arlington Heights Road will not be
the major thoroughfare when the curve is completed. Mr. Kruse stated
the exposure on Dundee Road of the used car lot should not be hidden
as it is the dealership' s "bread and butter" .
Commissioner Harris stated he was concerned with the point Grand
Spaulding was going to put large storage in Buffalo Grove . Mr. Schwartz
replied they intend to put honeysuckle on three sides of the storage
area and that it grows in excess of 10 ft. This is also important for
security purposes . Commissioner Harris further stated that what we 're
looking for is a dealership that will not be an eyesore to the Village .
Mr. Kruse stated he is interested inthis , also.
Chairman Genrich asked Mr. Helms of the Appearance Commission to
relate the landscaping plan of the Marquardt Volkswagen dealership
to Grand Spaulding. Mr. Helms stated Marquardt had in a sense humanized
the dealership. When you look into the property it is filtered by
shade trees . Mr. Schwartz commented that trees make cars dirty even
if they are not sitting under them. Mr. Helms stated that Marquardt
had managed to soften the look of their dealership--they didn ' t hide
it, but it didn' t dominate the area, either .
Commissioner Harris asked about the storm water detention. Mr. Schwartz
stated they were working with the Metropolitan Sanitary District now
but nothing had been finalized.
Commissioner Mendenhall stated that the honeysuckle to be planted on
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the south side will take a few years to reach a. height of 12 ft . If
they are only 3 ft. high when planted, he noted some consideration
should be given to this . Also, he stated he would like to see the
lighting approach unlike other car dealers . Mr. Schwartz replied
that no lights will be shining onto streets . Commissioner Mendenhall
stated he would like to see the corner with trees on left es is . Mr.
Helms added the Appearance Commission would like this also as these
are big trees . Mr. Schwartz couldn ' t reply at this time on the
retention of the trees , but will investigate the possibility.
Chairman Genrich stated that the Plan Commission is interested in :
1 . The quality of development and the aesthetic aspects of the
development.
2 . Would like to see them meet with the Appearance Commission
and come up with the quality of landscaping plan that the
Volkswagen dealership arrived at. (Mr. Schwartz stated they
. F r were on the agenda. for the Appearance Commission on ebruary
28. ) .
3 . Meet the site plan requirements . Refer to pages 15 through
17 of the Subdivision Control Ordinance.
Commissioner Harris added the Village Board presently is considering
a proposal for landscaping Dundee Road and is considering trees and
shrubs in this area. The Plan Commission would like to see cooperation
of all businesses along Dundee Road and would appreciate help in
beautifying this area .
Chairman Genrich stated in line of policy with other developments ,
the Commission would want a. sidewalk on Arlington Heights Hoed and
Dundee Road. The Plan Commission was in total agreement on this
point.
After the developers meeting with the Appearance Commission, Chairman
Genrich asked them to check back with him for further steps .
The Grove
Mr. Tod Trayser reviewed the site plan with the Commission that was
distributed at the February 6 meeting. The property is located on
Busch Road and is approximately 86 . 5 acres in size . The development
is a PUD with zero lot line , townhouses and condominiums . The road
system they are planning is a collective street coming through the
center of the tract. Another major road is planned to come out and
connect with another development. 240 zero lot line homes will have
a net density of 11. 1. They comprise 25% of the total acreage . The
townhouses will number 264 and have a net density of 9. 7 (31. 3% of
acreage ) and the condominiums will number 192 with a net density of
24.6 ( 9. 0% of acreage) . The open spaces indicated on the site plan
include the concept to provide a group of smaller parks that would
be shared by units , but would be closer to each unit. Types of
recreation would involve open field play in the larger areas and
tot lots in the smaller areas .
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Mr. Hitzeman distributed copies of the estimated school population
and what the contribution required would be from the developer.
The developer has agreed to abide by the Village ordinance. IYr.
Hitzeman discussed the passage to schools and was concerned in
terms of access to and through the Walker property to school site.
The developer indicated there would be access to the Walker property.
Mr. Hitzeman recommended a wide enough walkway for children getting
to school. Mr. Seaberg commented that the Village will request a
roadway to the north, so the problem of a walkway should be solved
when this is taken care of .
Chairman Genrich stated he had a. call from Mr. Crossland. The
developer had supplied Mr. Crossland with a plan, and it is his
understanding it is a preliminary plan and the developer will be
meeting with him again.
Commissioner Harris commented on the 36 ft. x 100 ft. zero lot
line lots . He felt they were too small .
Commissioner Mendenhall inquired if the street off Busch Road could
be broken up to prevent it from being such a through street, thus
eliminating any speeding problems . Mr. Trayser replied that when
you make jogs in the plans you end up with land you can' t utilize .
He added the street possibly could swing another direction.
Commissioner Mendenhall added he would also like to see large lots
for zero lot line .
Mr. Keister inquired if there were any sidewalks or pathways in
the development. Iti'r. Trayser stated they will abide by the recommend-
ation of the Plan Commission. Mr. Keister stated on the main streets
sidewalks have been required in the past. Mr. Keister added that
the Master Plan indicates a general layout for walking and cycling
trails in this area . Mr. Trayser replied the open areas can be
provided for this purpose. Mr. Keister stated he would like to see
the design for homes intended for a 36 ft . x 100 ft. lot before
giving any approval to that size lot.
Commissioner Haarr stated that originally bicycle paths and walkways
were not included as a part of streets , as he recalls . Other
developers have developed walkways in areas other than streets . He
also would like to see a. reduction in proposed density.
Mr. Balling stated the western portion units are very regimented,
but added it is difficult to plan around with this particular parcel .
Mr. Seaberg stated he is in disagreement with some of the retention
areas , and that some will be required that are not indicated on
the site plan.
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Chairman Genrich stated the Plan Commission shares the developer' s
enthusiasm for the zero lot line idea . A. main concern is there does
seem to be uniformity that could. be worked on. You could get more
variety in the concept.
Chairman •enrich summarized the following Plan Commission recommenda-
tions :
1. Would like developer to look at the 4 to 7 density of PUD
and consider incentives and try to work within that frame-
work. Would like to see this project within that density
range and want to see a quality project.
2 . Meet with Park District before coming back for another Workshop
Session and get their ideas.
3. Would like site plan to identify bicycle paths and walkways .
4. Strongly urge them toget a builder for the
g y g property and would
like to see them move in this direction.
5. Contact Chairman Genrich to be put on future agenda .
Chairman Genrich distributed plans for the Frank Apartments ( Oak
Creek - Phase I ) .
The meeting 2djcurned at 11 : 00 p.m. .
Respectfully submitted,
N . reeborn, Recording Secretary
Approved :
Carl Genrich, Chairman
PRELIMINARY MINUTES - NOT APPROVED