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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 Plan Commission Page 2 2/13/74 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 Plan Commission Page 3 2/13/74 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 . Plan Commission Page 4 2/13/74 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. Plan Commission Page 5 2/13/74 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