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East Dundee board approves special use, variances and time‑limited surfacing waiver for 900 Christina Drive truck parking
Summary
The East Dundee Village Board approved a special‑use permit and related variances for a 24‑hour truck parking and storage facility at 900 Christina Drive and granted a time‑limited waiver on paving after conditioning security, labeling and potential future compliance with village surfacing standards.
The East Dundee Village Board on a unanimous roll call approved a special‑use permit and related zoning variances that will allow a 24‑hour truck parking and storage facility at 900 Christina Drive.
The board approved the special use (Item 7a) with conditions that include labeled parking stalls, a security camera system and an amendment requiring 24/7 on‑site security if the site operates as a public pay‑per‑use facility. The motion carried with Trustee Saviano, Trustee Sauter, Trustee Mahoney, Trustee Coonsie and Trustee Britton voting yes.
The board also approved variances (Item 7b) from sections 157.147 and 157.149 to widen a driveway from 24 to 30 feet and to grant screening/landscaping relief where appropriate. During discussion, trustees noted nearby cemetery and potential future residential development along the north and west property lines and asked staff to ensure reasonable visual screening where feasible.
On surfacing (Item 7c), the board approved a waiver from the village surfacing requirements under section 157.193, but amended it so the waiver is time‑limited and tied to future standards. Board members debated terms ranging from 10 to 30 years and agreed to allow a multi‑year sunset that aligns with the remaining term cited for nearby PUD commitments; staff said the remaining term cited was about 27.5 years. Trustees also added language to allow the village to require compliance within a specified period if it adopts formal gravel/paving standards in the future.
Connor Harmon, associate director of development for Timber Hill Group and the contract buyer for 900 Christina Drive, told the board the firm prefers leasing to a single long‑term user but wants flexibility if multiple tenants use portions of the lot. Harmon described planned improvements including retrofitting building doors for truck access, remodeling the office into a trucker lounge (no sleeping rooms), installing security cameras and addressing fire‑protection access. He estimated immediate improvements would cost between $1.5 million and $2 million.
Trustees and staff discussed environmental and operational tradeoffs between paving and engineered gravel/millings. Concerns included dust control, runoff into a nearby lake and the potential need for underlayment or composite barriers to limit fuel and oil infiltration. Harmon said Timber Hill Group is conducting due diligence, including Phase I and II testing, and is pursuing a no‑further‑remediation (NFR) letter from the Illinois EPA.
The ordinances approve the site’s 24‑hour operation and grant the requested variances and waiver subject to the stated conditions. Next steps identified by staff included drafting final ordinance language reflecting the board’s amendments and any technical compliance terms for staff review.
