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2002-11-06 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 11/06/2002 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION November 6, 2002 Prestige Leasing, 313 Dundee Road and 936 Betty Drive, Rezoning to the B-4 District and approval of a Preliminary Plan—Workshop #2 Chairman Ottenheimer called the meeting to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Ottenheimer Mr. Samuels Mr. Smith Ms. Bocek Ms. Kenski-Sroka Mr. Khan Mr. Teplinsky Mr. Stark Commissioners absent: Mr. Billiter Also present: Mr. John Schiess, Architect Ms. Josephine Bellalta, Altamanu Mr. Jamil Bou-Saab, Terra Engineering Ltd. Ms. DeAnn Glover, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Village Planner APPROVAL OF MINUTES Moved by Commissioner Teplinsky, seconded by Commissioner Smith to approve the minutes of the regular meeting of September 18, 2002. All Commissioners were in favor of the motion and the motion passed unanimously. Moved by Commissioner Smith, seconded by Commissioner Kenski-Sroka to approve the regular meeting of October 2, 2002. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Samuels and Bocek abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Teplinsky stated he attended the Village Board meeting on November 4, 2002 and there was nothing discussed relating to the Plan Commission. Commissioner Khan stated he attended the October 21, 2002 Board meeting where the board appointed the new Commissioner, Mr. Stark, to the Plan Commission. The Buffalo Grove Park District proposal for a Special Use to allow a public address system for use by the Buffalo Grove Recreation Association. Also, a proposal for a Fifth Third Bank on Arlington Heights Road and Route 83 was turned down. Commissioner Bocek stated she has given a great deal of thought to the Riverwalk North development, which is a very important development for the Village of Buffalo Grove. She noted the petitioners would like to come again before the Plan Commission and she moved that the Plan Commission reconsider this development. Commissioner Samuels seconded the motion. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Samuels, Smith, Bocek, Kenski-Sroka, Khan, Teplinsky, Ottenheimer NAPES: None ABSENT: None ABSTAIN: Stark The motion passed 7 to 1. PRESTIGE LEASING, 313 DUNDEE ROAD AND 936 BETTY DRIVE, REZONING TO THE B-4 DISTRICT AND APPROVAL OF A PRELIMINARY PLAN—WORKSHOP 92 Mr. Schiess stated that since the last meeting before the Commission they have submitted a landscape design and a tree survey. They have also done a topographic survey and a stormwater management system. He stated they have submitted a photometric study showing the proposed lighting plan and the distribution of foot-candles along the site as well as a traffic study. He noted they have discussed issues regarding drainage and stormwater management with the Village Engineer. They also had an informal meeting with the neighbors where they answered questions for them. Mr. Schiess reviewed his slide presentation of the proposed development. He also amended a previous statement made to the Plan Commission and now notes that there will be some flatbed deliveries of cars. He further noted there has been a lot of talk about the second driveway. The traffic report mentions a possible location of the driveway on Golfview versus Betty Drive. He stated that operationally they are neutral as to which side the driveway is located on. The traffic report actually says that the impact on these two intersections is nominal and will take the Plan Commission's recommendations on this issue. Mr. Schiess stated they were asked to look at site lines and how the proposed building would look from neighbors' property. He presented photographs taken from some of the neighbor's properties and showed the site lines that could be expected. In terms of a requested character study of the area, Mr. Schiess noted they went down the Dundee Road corridor and tried to identify the type of use, the exterior materials used and the number of stories. He presented their findings and noted in conclusion they believe the facility they are proposing fits the general character of the corridor. They also believe the architectural character of the proposal exceeds the base line character for the corridor. Mr. Jamil Bou-Saab stated there is much concern about stormwater runoff in this area. They did extensive research of documents for the area and they also went into the requirements of the Village, which is compatible to the rest of the Chicagoland area for stormwater management. The only place to store water on this site is underground. He stated there would be an intensive system of pipes. He noted there is very little water coming out from this site to Dundee Road. He noted there currently some of the water is coming down to the south and some to the west. He noted that no water is to flow to the northeast or south in his design. What they have is to discharge only to Dundee Road with one single pipe and the overflow is going to the west. By the time the overflow goes to the west, most of the neighbors are already flooded. He further noted the entire storm runoff surface is being contained on the site and discharged at one single point versus what has been happening up to now. Mr. Bou-Saab stated for the traffic report they conducted traffic counts at peak hours in the morning and evening on Dundee Road and Betty Drive and Golfview Terrace. The data was used to project the effects of the proposed development and its effect after 20 years based on the requirement of 5 percent increase in traffic per year. On Betty Drive and Golfview Terrace the traffic impact, even twenty years from now, will not have any significance. They also calculated the level of service and in both cases they are still within levels B and C in service. Mr. Bou-Saab stated they conducted a photometric study and noted there is no overflow of light onto neighbors' properties. Ms. Josephine Bellalta stated they have located, tagged and identified and given conditions for any tree on the site with a 4-inch caliper. They have tagged a total of 127 trees, 110 of which are actually on the site. About half of them are considered in average condition. About one fourth of them range between fair/poor to dead condition range and another one fourth of them are good and considered specimen trees. Most of the trees are located on the western edge of the property. About 40 of the 110 trees on the site are considered undesirable. Ms. Bellalta stated they have tried to create buffers on three sides and an aesthetic enhancement on the Dundee Road side. Along the western edge of the property they have cleaned out a lot of the mulberry and box elder trees and kept quite a few trees existing in the thick tree line. They have also added more trees to keep a line of trees on the western property. To the southern portion they have added a hedge as a visual buffer. They would like to clean out some of the undesirable trees outside of their property line, which would help them keep some views open to the building as people drive along Dundee Road. On the southern property line they have added a solid 6-foot high wood fence for screening that will buffer the adjacent residences. They have landscaped both sides of the fence. The residents will have a mixture of existing evergreen trees, ornamental flowering trees have been added and a mixture of shrubs have been added to break up a blank fence. On the eastern periphery they have added a row of trees, kept one fairly large specimen and added another hedgerow there so that there is a buffer between the adjacent residential users and the parking area. The hedge is installed at a height of 30 inches and could go up to 48 inches. Along the northern and eastern property lines they have also added a 30-inch hedge as a buffer between the parking area and the existing businesses. The existing businesses have some trees and they have kept three major specimens inside the parking lot. On the front of the building they have added deciduous shade trees that will compliment the streetscape an on either side of the driveway they have added color pockets of perennial shrub plantings that will be year round. Ms. Bellalta there have been comments made about tree removal on the western edge outside of the property lines. She noted the confusion is due to two property lines. One is from the original site plan and the second property line is an accurately surveyed new line, which has actually made the buffer and landscape zone slightly wider. She noted they have actually not touched anything outside of their property line. Chairman Ottenheimer stated he would like to read into the record some additional facts that were passed out to the Commissioners which might alleviate any questions that had been asked before. The facts are as follows: 1. Prestige will employ nineteen employees at the new facility. 2. The hours of operation will be Monday thru Thursday from 10 AM to 8PM and Friday and Saturday from LOAM to 6PM. 3. All vehicle deliveries will be via the driveway from and onto Dundee Road. 4. The outdoor lights will on during nighttime hours but as seen on the photometric study as submitted, there is no light encroachment onto adjacent properties or rights of way. 5. There will be no activities such as a speaker system that would create noise. 6. This will not be a used lot. 7. In response to a question regarding the amount of storage needed in a south yard, it was indicated the amount of vehicle storage required is directly related to the volume of business the petitioner is able to perform. 8. The property will always be properly maintained and they are willing to accept restrictions similar to those, which are in place for multi-family buildings, which regulate the exterior appearance of the property. 9. There will be no auto rebuilding or major auto repair on the premises. Chairman Ottenheimer asked for a brief overview of the materials to be used. Mr. Schiess stated they have three primary building materials; an exterior skin of aluminum panels, the rear of the structure is masonry with limestone accents along the building. Commissioner Teplinsky asked if the existing location in Glenview is closing. Mr. Schiess stated they would be relocating here. Commissioner Teplinsky noted vehicle deliveries are to be via the Dundee Road driveway, which allows both right and left turns. He asked how the petitioner would ensure that delivery drivers would use only the Dundee Road driveway rather than Betty Drive. Mr. Schiess stated that the delivery drivers would be instructed concerning the route in and out of the property, and the manager of the facility would monitor the deliveries to make sure that Betty Drive is not used. Commissioner Teplinsky asked if the Prestige sign would be illuminated. Mr. Schiess stated yes. Commissioner Teplinsky asked if the illumination would be only during hours of operation or all night. Mr. Schiess stated they would like to be illuminated at all times, but it is not a light emitting sign. Commissioner Teplinsky asked if the petitioner had taken into consideration the development that would be taking place to the west of the facility, which is a bank and townhouse development. Mr. Bou-Saab stated no. Commissioner Teplinsky asked if the development of a bank in the area would have an impact on the traffic on Golfview Terrace. Mr. Bou-Saab stated no because they do not know exactly what will be going on. Commissioner Kenski-Sroka noted the traffic study indicates that the Dundee Road/Betty Drive intersection does not satisfy the minimum requirements for adequate turning radii and therefore the recommendation is for use of the Dundee Road/Golfview Terrace intersection. She asked why this is therefore not recommended in the plan. Mr. Bou-Saab stated either access is fine. In case the decision is to come from Dundee Road then the turning radii have to be looked at more clearly because of the truck deliveries. Commissioner Kenski-Sroka noted the exit would be eliminated on Betty if the access on Golfview were used. Mr. Bou-Saab stated that is correct. Commissioner Kenski-Sroka asked if the proposed detention would have any effect on the detention for the neighborhood or improve the situation for the neighborhood. Mr. Kuenkler stated it certainly would not add to any more problems and would be basically neutral. The discharge from new development will be directed to the Dundee Road stormsewer and not into the Dunlo area. Commissioner Bocek asked if there is any site plan of what is existing on the proposed Prestige site. Mr. Schiess stated no. They did submit a survey, which locates the existing structures. Commissioner Bocek noted a memo included in the packet notes the amount of storage is needed due to the volume of business that appears to be in conflict with the statement that the traffic on Betty or Dundee would not be significantly impacted. Mr. Schiess stated the traffic engineer had already assumed a certain number of trips to and from the facility based on the size of the facility. Yes, the facility is being increased from the Glenview facility. Mr. Bou-Saab stated they conducted a turning movement count at peak hours. Most of the business peak for this facility is not conducted during those peak rush hours and therefore no impact would result. Commissioner Bocek asked how many courses would circulate through the site in the course of a day. Mr. Bou-Saab stated the trip generation from the site is 4-11 cars turning right on Dundee from the site and coming to the site from Dundee is 12 during peak times and 8 during the day. On Betty Drive it is 5 and 15 with 15 being peak times and going out on Betty to the south is 0. Commissioner Bocek asked if any consideration had been given to the shopping center site on Dundee and Buffalo Grove Road where the old Dominicks used to be. Mr. Schiess stated they ruled out the site because it was not for sale, only lease. It was also not meeting the business needs of the operators. Commissioner Bocek asked how tall the light poles would be. Mr. Bou-Saab stated he would have to confirm the height for the next meeting. Commissioner Khan asked what size trucks would be bringing vehicles to the site. Mr.Bou-Saab stated the truck size is WB60, which is the big double deck truck. Mr. Schiess stated those deliveries will probably be once every two months. Generally they will receive cars on flatbed trucks, two cars at a time. Commissioner Khan stated he has seen these large trucks coming into other malls with insufficient turning radii and the ensuing mess they create and he would want to see the templates of the radii for this project. Mr. Bou-Saab stated he would provide a simulated model of where the trucks will be on all turning radii. Commissioner Khan asked if all stormwater from this site is going to the same watershed or is it going between the two different watersheds. Mr. Bou-Saab stated all the stormwater is going to discharge onto the north. He noted they are containing and storing more water and releasing only onto the one spot north on Dundee Road. Commissioner Khan asked how the surrounding residents would be impacted with overland now if there were a storm event greater than a 100-year event. Mr. Bou-Saab stated the overflow discharge would go to the west instead of the south and east. He noted they have stopped any overflow from going to Betty Drive which is where is currently goes. Commissioner Khan stated his concern with storage under the parking lot is with maintenance. He noted the only time you find out there is something wrong in the pipes is when the structure stops taking the water. Mr. Bou-Saab stated they have created T manholes to have constant access to the pipes. The owners would see water starting to come in from the catch basins and they would know there is a problem with clogging somewhere. There would also be easy access to go in and clean it. Commissioner Stark noted you often see existing driveways torn and scraped by the car carriers. He asked if the proposed grading would be sufficient to prevent this. Mr. Bou-Saab stated they have looked at the grading closely, however, they have not done a close analysis with the angle of the trucks coming in at the approaches from the entrances. He noted they would look into this, particularly as they raised the road at Dundee to make sure the water does not go onto Dundee Road, which could be a problem. Commissioner Samuels asked if all the lights would be left on all night. Mr. Schiess stated yes, all lights would be left on. Since they are not encroaching beyond the property line they are intending to leave the lights on. Commissioner Samuels noted the developer might want to rethink their intentions. He stated he sees no reason for full lighting all night long to reflect on peoples' backyards. Mr. Schiess stated their primary concern is security and in working with the police department they can consider turning certain structures off and still provide adequate lighting. Commissioner Samuels noted a discrepancy between testimony of 2 deliveries by multiple car carriers per month and 1 delivery every two months. He asked which one is correct. Mr. Schiess stated there would be 2 deliveries per month maximum. Commissioner Samuels noted most of the trees on the developer's property would be cleared out. Ms. Bellalta noted the majority of the trees to be cleared out are box elders and mulberry. Commissioner Samuels asked if any of the others trees not on the property would be touched. Ms. Bellalta stated no. Commissioner Samuels asked how the trees would be impacted if the access driveway were to be put on Golfview Terrace instead of Betty Drive. Ms. Bellalta stated it would cause the removal of one extra tree. Commissioner Samuels asked if the developer had reviewed the memos by Mr. Summers and asked for comments. Mr. Schiess stated he agrees with Mr. Summers' memo. The fundamental difference on the building is that the previous building had two stories; one story that had an entry monument and a curved wall. They designed it that way because they thought the building would be quite elegant both in architectural terms and in response to the site. However, they squared the building off because they wanted to be more neutral than they had been earlier because of the comments from the first presentation to the Village Board. They thought a rectalinear building would be perceived as fitting in more. He stated that the perception of the original building was colored more by the way it was rendered and presented than what it actually was. He noted they would gladly go back to the curving glass building that would not have an impact on the drainage, site lighting or traffic. Commissioner Samuels noted he would encourage the developer to continue to explore the curved wall design. Commissioner Smith asked about test-drives. Mr. Schiess stated they have discussed the matter with the principles of Prestige and have heard from the neighbors that they would not like test-driving southbound on Betty Drive. He noted they could force a right in, left out only on Betty Drive if the driveway access is placed there. If the driveway is chosen on Golfview they can make it a left in, right out only. In addition, the sales people generally ride with the customers and would direct them. However, there are occasions when a purchaser will take a vehicle out on their own. He stated he is open to any creative ideas that will restrict test drives in the area. Commissioner Smith noted that in order to change the zoning, which this project needs, please respond to the issue of how this project will not have a negative effect on the neighborhood. Mr. Schiess stated they are looking at a site that now has flooding problems and other topography problems. In looking at the overall package of what this developer is presenting, they are looking to alleviating the flooding problem that is onsite now through a great deal of expense of their own. Second, they are providing a handsome building and an appropriate use on this corridor. They are not providing a use that is incompatible with other uses along the corridor. Third, the added tax revenue to the Village from such a use is a good thing. Lastly, one must weight this against what can potentially be built on this site. Currently it is two different parcels and what other use can be put here or has been proposed here by any developer. He stated they believe they are offering a good solution to existing problems and in return they are asking for the Village's approval to rezone the property. Commissioner Samuels stated he does not think it is necessary to run the grasscrete on the entire length of the west elevation of the building and would encourage limiting that area to the front and possibly another 10-15 feet of return around the corner. He noted he would not like to see cars displayed all the way around the building all day long and it detracts from the architecture of the building. Mr. Schiess stated they would consider that. Chairman Ottenheimer asked what grasscrete is. Ms. Bou-Saab stated the biggest advantage is that it allows a vehicle to park or drive on the grasscrete without creating an impervious area. Instead of putting asphalt or concrete which will increase the runoff, you are creating a system which is strong enough to hold the traffic but also allows grass to grow in between. It looks like a landscaped area but there is a hidden structure under it to hold the traffic. Chairman Ottenheimer asked if the Police Department or Fire Department has had an opportunity to look at the site plan and if there have been any comments. Mr. Pfeil stated there have been no negative comments. Mr. Pfeil noted the traffic reports seem to be saying that the Dundee Road access would be restricted. He asked if this was the case, and would the driveway on Dundee be designed as a right-in, right-out only. Mr. Bou-Saab noted they have done this at the moment for traffic distribution but they still have to go through IDOT but he does not believe there is any restriction for left turns. Mr. Pfeil asked if the intent is to get a full access driveway permitted by IDOT. He asked if the petitioner has submitted an inquiry to IDOT concerning an access permit. Mr. Bou-Saab stated no, as they are just starting to go through the process. Trustee Glover asked if truck deliveries would be exiting onto Dundee Road as well as entering there. Mr. Schiess stated yes. Trustee Glover noted that in that case there would be no truck deliveries on either Betty Drive or Golfview Terrace. She asked for the purpose of an access on either Betty Drive or Golfview. Mr. Schiess stated an access on either Betty or Golfview would be a secondary means of exiting the property if for some reason the main drive on Dundee were blocked and for emergency access as well. Mr. Bou-Saab stated the Police and Fire Departments would require two accesses. Trustee Glover asked why a Golfview access could not be a right turn only out and a left turn only on Betty Drive and be built so that they cannot be a full access. Mr. Bou-Saab noted from an engineering point of view a study shows it is feasible to do a full access on both streets. The traffic would not impact the intersection. Trustee Glover stated it would be more acceptable to the neighbors on either side if it was a limited exit and used as an exit. Mr. Schiess stated they would be willing to consider that. Trustee Glover stated she definitely wants this looked into. Chairman Ottenheimer asked for a comparison of traffic impact if this site was developed as an office building as opposed to the proposed development. Mr. Bou-Saab stated that he would have to find out what kind of office use would be present. He can, however, immediately say that there would be a peak flow of traffic coming in during the morning and evenings. It will have worse intersections than what is currently happening. The proposed type of use has traffic distributed mostly during the day and the business is not open until 9:00 a.m. which is after peak hours. Commissioner Kenski-Sroka asked how the truck carriers would come in off of Dundee Road and get back out onto Dundee. She asked if there is enough room for the trailer to make a turn within the site. Mr. Schiess noted that these trailers are escorted in and out. Commissioner Kenski-Sroka stated she is having trouble visualizing such a turn with the cars there. Mr. Bou-Saab noted Commissioner Khan has asked to see a simulation of the trucks coming in and out, which they will provide. Commissioner Samuels stated he feels it is important to decide on an access on either Betty or Golfview. He noted that he believes it makes more sense to offer a signalized access onto this property on Golfview than to put it on Betty, which is essentially a residential street with no access. He also believes that the access on Dundee Road could then be easily restricted to right in, right out which would tend to uncomplicate the traffic situation in the area. He stated he would encourage the developer to proceed with the access on Golfview Terrace and to make the Dundee Road strictly right in and right out which would be the best way of routing the traffic on this property. Operationally there can probably be a no left turn restriction on the Golfview Terrace exit because there really is no place to go from there anyway. Commissioner Teplinsky agreed with the point about the entrance being on Golfview Terrace. He further stated he recalls seeing a memo from the Fire Department stating that is the entrance they would prefer. Mr. Pfeil stated he thinks that is correct. Commissioner Teplinsky noted the right-in, right-out on Dundee Road is a good idea but it reinforces the car delivery issue as it means all cars will have to be delivered coming from the west on Dundee. That is something the truck drivers will need to be aware of. Chairman Ottenheimer agreed that the Fire Department stated a preference for the Golfview access. He would defer to the Fire Department's expertise and support the Golfview access option. Commissioner Khan agreed with a Golfview access, as it is a controlled intersection. His only concern is with the proposal for a right-in, right-out on Dundee. If deliveries come from the east on Dundee he is concerned with how the trucks will turn around and come to the site. Commissioner Samuels stated he was not suggesting there would be a left turn restriction for trucks on Golfview Terrace. He does not see a problem with trucks coming from the east and turning left onto Golfview to enter the property. Commissioner Kenski-Sroka noted trucks could come in from either the east or west and have an exit out without having to circle around the parking lot. Commissioner Samuels noted he believes that is what was in the traffic engineer's report anyway. Commissioner Kenski-Sroka noted the exit on Golfview makes more sense than on Betty Drive and then they could perhaps extend the fence down the east border of Betty and put shrubs on both sides. Commissioner Bocek stated her concern with egress on Golfview Terrace is relative to the additional demand on that access with the new Fifth Third Bank and the new townhomes. Golfview is the only public access in and out of the Covington Manor neighborhood. There could be substantial queuing of cars at the Golfview/Dundee traffic signal with the various new users being added to the existing residential and Kingswood Church traffic. Mr. Bou-Saab stated the level of service at that intersection was A. Even twenty years down the line there will still be a very high level of service. The consensus of the commission was that another workshop meeting was necessary and the following items needed to be addressed: 1. Ingress and egress issues 2. Modification to the architecture of the building 3. Traffic study comparing the proposed development and an office building 4. Existing site plan of what is there with a configuration of the buildings 5. Lighting with height standards Mr. Jerry Scott, 508 Parkview Terrace, stated he feels the delivery trucks will park on Golfview and drive the cars into the property. To exit Golfview they will have to go around the complete circle of townhouses to get. He further stated if you have 100-foot candles of lighting going down on the pavement and the reflectivity of the pavement is only 40 percent, you would have 40-foot candles going back up into the atmosphere being disbursed into the area. Further he asked that it be noted that there is no possibility of westbound turns on Dundee into the property because there is a left turn protected area there with a sign and curbing right in front of the proposed driveway. Lastly, he noted this building is right up to Dundee Road whereas the adjacent buildings all have a setback. He does not feel that this project should be allowed to encroach onto the parkway. He asks the Board to reject this proposal. Mr. Russell Shavitz, 3407 Betty Drive, stated this kind of project cannot be put here if it devalues adjacent properties and the Village is in for a big lawsuit. He further noted Buffalo Grove will only take responsibility for fire and rescue up to the Buffalo Grove line and then car road testers who have accidents will not be responded to. He stated that the people in this community paid for the firehouse on Dundee Road. He stated he has found information that this firehouse was given to Buffalo Grove illegally. They cannot get it back and he has requested an automatic aid response to the area and the Buffalo Grove Fire Department has refused. He stated they must get their aid from Arlington Heights and he would like this issue addressed. Ms. Eleanor Hesse, 787 Beechwood Road, stated she is opposed to the B-4 zoning as there is too much intense commercial activity and it will change the character of the neighborhood. It is not the property use of the land as there is residential zoning on at least three sides. It is inappropriate because of weekend and evening hours. Transients will come into the neighborhood doing test drives past Kilmer school one block away. She asked about runoff and noise due to car repairs. Mr. Bronson Shavitz, stated the proposed lighting will be visible from their windows as will a lot full of parked cars. This will certainly affect aesthetics and property values. 70 to 80 percent of the trees will be cut down which will impact the aesthetics. He further noted there is no street lighting down Betty Drive and therefore having an exit on Betty Drive would be a poor idea, especially since response time is twice the national recommended time. Ms. Ruth Reynolds, 367 Parkview Terrace, noted Golfview Terrace is the only access for 132 residents in Covington, 21 in the Coves and 11 new townhomes. She asked what IDOT's position on the entrance and exit. She asked that serious consideration to the problem with so many residents as well as bank traffic on Golfview. She asked if there would be a gas pump on the property. Mr. Seth Eisner, 3258 Windsor Drive, Arlington Heights, stated that one of the requirements in the ordinance for granting a variance is that the plight of the owner is due to unique circumstances. He stated he does not know how that requirement has been applied in the zoning ordinance. However, if that is a requirement he asked if the owner could create his or her own plight by purchasing a property that is not zoned accordingly. Commissioner Samuels stated there is no variance procedure at this point and no variance has been asked for. Mr. Eisner asked what kind of auto service would be performed on this site. He also asked if deliveries will be made during hours of operation or are there off-hour deliveries. Finally, he noted that the undesirable types of plants referred to are things found in nature. Ms. Cheryl Bernardi, 3340 Betty Drive, stated she believes this is a variance as a 2-acre parcel of land that is being pieced together using two properties. It is her understanding that the minimum area in the B-4 zoning class should be 4 acres. Mr. Pfeil stated the Zoning Ordinance has a provision concerning the minimum areas of commercial districts. If there is similar zoning adjoining or adjacent, an individual property does not have to meet the minimum area requirement for a district. There is B-3 zoning directly adjacent to the subject site. Therefore the 4-acre minimum area for a B-4 District is not required for this site. Ms. Bernardi asked that it be considered that how far into the neighborhood this parcel is and she noted that B-4 is almost an industrial type of business and if this business were to go out, anything that might come in would be similarly intrusive. Mr. Gerald Becker, 3270 Windsor Drive, Arlington Heights, noted the vacant Dominick's property would be sold when some of the tenants' leases are up in one year. Mr. Bob Haskin, 3345 Betty Drive, stated his fear is that if this property becomes three lots if the business does not do well, some undesirable businesses will come in. He further noted Betty Drive is very narrow at only 22 feet and delivery trucks will not be able to turn around there or get out on those driveways. He further noted all the stormwater does not go north and some of it goes west. From there it goes back into the detention ponds and back into their area which will just give them a longer waiting period for the water to go away. He noted that this project is just too aggressive for a 2-acre parcel. Ms. Miriam Spickard, 3201 Betty Drive, noted she is on the District 214 school board. She stated the school board had asked IDOT if they could declare Betty and Dundee a safety hazard for purposes of driving kids to school on school buses. School buses are not 60 feet like car carriers and yet IDOT agreed with the school board that it is a safety hazard. Ms. Lorete Esula, 3201 Ellen Drive, stated they have big water issues on this street and feels that Ellen Drive will see as much traffic effects as Betty Drive because even goes down Betty and Ellen to make their right turns onto Dundee. Mr. Grant Christie asked what would happen to cars that are not sold or leased and how they would be disposed of He asked if the Village has any laws against the car delivery trucks stopping along Dundee or Betty or whatever to load and unload cargo. Mr. Schiess agreed to answer all of the questions that were raised at the next workshop. Commissioner Samuels asked if straight B-4 zoning was being asked for or a Special Use within the B-4 District. Mr. Pfeil stated the petition is for rezoning to B-4, not for a special use or P.U.D. The auto dealership use is permitted in the B-4 District. Commissioner Samuels commented that it may be appropriate to modify the B-4 regulations to require a special use for auto dealerships. He noted concern with the subject site in terms of future re-development or a change in business ownership. The B-4 zoning with no conditions of use could make it difficult to control impacts if the property owner is not concerned with impacts on adjacent properties. CHAIRMAN'S REPORT Chairman Ottenheimer welcomed Mr. Barry Stark to the Plan Commission. FUTURE AGENDA SCHEDULE Mr. Pfeil said that the next meeting is scheduled for November 20, 2002. PUBLIC COMMENTS AND QUESTIONS—None STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Kenski-Sroka, seconded by Commissioner Bocek and carried unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 9:54 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair