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1993-03-17 - Plan Commission - Minutes it REGULAR MEETING BUFFALO GROVE PLAN COMMISSION March 17, 1993 Village Zoning Map - Annual Review Rohrman Saturn Auto Dealership, Chatham B-3 Parcel Northwest Corner of Dundee Road/Weidner Road Rezoning to B-4 and Preliminary Plan -- Workshop #1 Chairman Silbernik called the meeting to order at 7: 30 p.m. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Mr. Rosenston Mr. Samuels Mr. Berman Commissioners absent: Ms. Howard Ms. Genell Also present: Mr. Marc Schwartz, Batler & Schwartz Mr. Bob Rohrman, Bob Rohrman Automobile Dealerships Mr. Ron Coppolino, Coppolino Associates, Ltd. Mr. Charles Hendricks, Village Trustee Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes to approve the minutes of the regular meeting of March 3, 1993 . Commissioner Goldspiel noted his comment on page 13 should be changed to reflect " . . . it is even more doubtful that there will be sufficient street parking" . Commissioner Rhodes noted his comment on page 10 should reflect " . . .patios on the first floor and/or second floor of the cape cod or two story homes" . All Commissioners were in favor of the motion as amended and the motion passed unanimouslywith Chairman Silbernik abstaining. Buffalo Grove Plan Comm-Regular Meeting-March 17, 1993-Page 1 I�i COMMITTEE AND LIAISON REPORTS Commissioner Goldspiel attended the Village Board meeting of March 10, 1993 and stated that the following items were discussed: 1. Approval of resubdivision of Winchester Estates; II 2. Approval of Manchester Greens with villa participation in the homeowner's association for the pool deemed to be optional; 3 . Referral to the Plan Commission of the Amoco gas station at Lake Cook Road/Route 83. VILLAGE ZONING MAP - ANNUAL REVIEW Mr. Pfeil stated there had been several changes to the zoning map between March, 1992 and March, 1993 consisting of the following: 1. JCYS on Route 83 near the LaSalle Bank property was rezoned to the O&R District with a Special Use; 2 . Steepleview Nursing home at Weiland and Armstrong Drive was rezoned to R-9 with a Special Use; 3. Buffalo Grove Gymnastics on Barclay Boulevard was granted a Special Use; 4. Rogers Center for Commerce - East on Aptakisic Road was given a Planned Unit Development for additional industrial buildings; 5. Two lots in Manchester Greens were rezoned from R-4A to the R-9 P.U.D. District; 6. Concord Place on Arlington Heights Road at Heritage Place was rezoned from B-3 to R-9; 7. Grove Community Park at Route 22 and Buffalo Grove Road was given a Special Use in the R-1 District; 8. Computer Discount Warehouse on Lake Cook Road was given a Special Use for retail in the Industrial District. Mr. Pfeil noted that these changes required actual map amendments. Other changes to Fire Station No. 26, Reservoir No. 6 and the Clayton Municipal Campus did not require map changes. Buffalo Grove Plan Comm-Regular Meeting-March 17, 1993-Page 2 Commissioner Goldspiel asked if these changes had been reviewed and checked with Plan Commission records for the past year. Mr. Pfeil stated that all ordinances and Plan Commission agendas were reviewed for completeness. `./ Moved by Commissioner Rhodes, seconded by Commissioner Berman to recommend approval of the Village Zoning Map to the Village Board. AYES: Goldspiel, Krug, Rhodes, Rosenston, Samuels, Berman, Silbernik NAYES: None ABSTAIN: None ABSENT: Howard, Genell The motion passed 7 to 0. ROHRMAN SATURN AUTO DEALERSHIP, CHATHAM B3 PARCEL, NORTHWEST CORNER OF DUNDEE ROAD/WEIDNER ROAD - REZONING TO B-4 AND PRELIMINARY PLAN -- WORKSHOP #1 Mr. Marc Schwartz of Batler & Schwartz stated that this plan was referred to the Plan Commission by the Village Board on December 7, 1992. He further stated that they are seeking the rezoning of a 7-acre parcel at the northwest corner of Dundee Road and Weidner Road. The parcel is presently zoned B-3 with an approved annexation and plan for 228,00 square feet of office space. The plan provides for two office buildings of approximately 114,000 square feet each, consisting of four stories over parking. He stated that they are seeking rezoning of this parcel from B-3 to B-4 for the development of one automobile dealership. The dealership building would consist of approximately 18,240 square feet. The development site would consist of approximately 4.2-acres for the Saturn dealership with the balance of approximately 2 .8-acres for stormwater management. This stormwater management would suffice for the entire site and take care of all necessary drainage at the site. Mr. Schwartz also stated that to the north and east of the property there is multi-family housing in the R-5A District and immediately south on the south side of Dundee Road there are automobile dealerships in the B-4 District. West of the site is the Happ property which is under contract for purchase by School District 214 to be developed as open space and playing fields. Chairman Silbernik noted that immediately south of the proposed development, on the south side of Dundee Road, the Buffalo Grove Plan Comm-Regular Meeting-March 17, 1993-Page 3 zoning consists of R-1 for Bison Park and R-5 for the single- family residential area. Mr. Schwartz stated that the petitioner, Bob Rohrman, is an automobile dealer who presently owns 21 dealerships, 7 of which are in Illinois. He further noted that the projected sales tax revenues that would accrue to the Village from the proposed automobile dealership is approximately $200, 000 to $300, 000 per year. He noted that at prior meetings before the Plan Commission a study had been tendered revealing that an average automobile dealership in an average year generates approximately $180, 000 in sales tax revenues to the community. That study was completed in 1991 and even with the differences in the present economic climate, the automobile industry is beginning to pick up, and Saturn in particular, has experienced strong sales. Mr. Schwartz stated that they are proposing this development and believe that this will be a less intensive use of the 7- acre parcel than the office plan that has already been approved. The proposed plan is reducing the building square footage by approximately 210, 000 square feet. He also noted that the previously approved plan provides for development over the entire 7-acre parcel. The new plan proposes development of only 4.2 acres of use and the balance of 2 .8 acres as flood water control and open space. Mr. Schwartz stated that the Village traffic engineer's report indicates that the traffic from this site is much less intensive than the proposed and approved use of the site which presently exists. Mr. Schwartz further noted that the configuration of the site provides for extensive landscaping with buffers and berms surrounding the site so that it is in conformity with the surrounding properties. The line of sight from the surrounding properties will be greatly enhanced by this building structure as the approved plan consists of 4 story buildings. Additionally, Mr. Schwartz noted that the use at this site will generate substantially more revenue to the Village of Buffalo Grove through property tax and sales taxes. Mr. Ron Coppolino of Coppolino Associates, Ltd. , stated that the 18, 000 square foot building would be in the center of the site. The building would be constructed with a great deal of glass and stucco and surrounded by a landscaped parking lot. Mr. Coppolino stated the parking area would consist of 320 parking spaces, including 8 handicapped spaces and there would be customer parking for 37 automobiles. Buffalo Grove Plan Comm-Regular Meeting-March 17, 1993-Page 4 Mr. Coppolino stated the total landscaped area represents 163 ,300 square feet. The floor area ratio is .06 which is substantially below Village requirements. Mr. Coppolino also stated there would be one loading area in the rear of the building where products and parts could be brought to the building. He further noted that transport trucks would enter from Dundee Road, unloading at the back of the building, circulating around the site and out onto Dundee Road. Mr. Coppolino stated a 3-foot high berm is planned along Weidner Road with ground cover and an additional 4 foot 6 inch high hedge extending from the rear entry at Weidner Road to the triangular area at the corner of Dundee Road. In effect, this would be a 7-foot, 6-inch natural wall to block the view from residents living to the east. There would also be substantial landscaping around the Saturn building. Mr. Coppolino noted that this is part of General Motors' and Saturn's concept for their buildings to create a warm and pleasant feeling for both the inside and outside of the store. Mr. Coppolino stated that the plan has a 12-foot setback from both Dundee and Weidner Road. He explained that the 12-foot green landscaped area would not have car bumpers overhanging because this would be controlled with curbing 14-feet, 6- inches from the property lines. Mr. Coppolino stated that the front corner would be a display area with trees. The back end of the property would be the stormwater detention area and would be all grass. Along the front of the property, along Dundee, the existing walkway would be removed and an 8-foot wide concrete bikepath would be installed. Mr. Coppolino stated the plan calls for alignment of the driveway entry along Dundee Road with the entry that serves both Bison Park and Nissan of Buffalo Grove on the south side of Dundee Road. He noted this would create a more controllable environment for automobile traffic. The preliminary plan has been modified to leave the channelized concrete curbing currently in Dundee Road. This has been done based on discussions with IDOT on the possibility of creating a full fifth lane along the Nissan and Saturn dealerships to correct problems with traffic trying to turn left and right. IDOT has agreed that it is a viable solution and they have asked the Village Engineer to comment on the proposed access plan. Mr. Kuenkler has submitted a report that indicates he recommends this channelized curbing along Dundee Road at Weidner stay intact, although agreeing with a fifth lane as a left turn lane. Buffalo Grove Plan Comm-Regular Meeting-March 17, 1993-Page 5 Mr. Coppolino stated that lighting for the site will use new adjustable optic light fixtures which will create a down light effect so that only the parking areas are illuminated with no light spreading beyond the property line. Mr. Coppolino stated the amount of noise to be generated from this site would be minimal. There will be no public address system on the outside of the building, as all employees will have pagers instead. Mr. Coppolino stated that landscaped islands with trees have been incorporated in the parking lot area. The building has been moved 104 feet away from the property line along Weidner Road, which is the closest residential area to the site. Mr. Coppolino stated that automobile demonstrator traffic will be controlled. Demonstrator traffic will not be permitted to enter or exit from Weidner Road. All such traffic will go onto Dundee Road and will be controlled by having an employee along on the test drive. Mr. Coppolino noted they will submit engineering plans regarding the detention area which will, of course, incorporate a safety ledge. Mr. Coppolino stated the trash area would be located with a 10 foot high cedar enclosed area behind the building, well protected visually from Weidner Road and Dundee Road. All trash will be handled by dumpsters. Mr. Coppolino noted there would be no body shop and no used car building on the site. He further stated the overall building height would be a maximum of 26 feet, which is a considerable difference from a 4-story office building. Mr. Coppolino also noted that the Village Engineer has recommended that Stradford Circle become a cul-de-sac. He said they will work with Mr. Kuenkler to determine the best means to achieve that goal. Mr. Coppolino further stated that the Village traffic consultant had evaluated the plan and noted that the traffic on Weidner Road will be light and would not have a negative effect on the neighborhood. In the traffic consultant's comparison of this plan as opposed to the two 4-story office buildings, he noted that peak morning hours would generate 35 vehicles per hour instead of 480 vehicles per hour that would be generated by two 4-story office buildings. During peak evening hours approximately 50 vehicles per hour would be coming out of this site as opposed to 470 vehicles per hour coming from two 4-story office buildings. Mr. Coppolino stressed that the fifth lane recommended to IDOT would not Buffalo Grove Plan Comm-Regular Meeting-March 17, 1993-Page 6 only help traffic at this site but traffic exiting Bison Park. Mr. Coppolino stated that the Village Fire Marshal has requested a that a hydrant be placed on the site and same has been shown on the plan to be coupled with a sprinkler system and a fire alarm system. There are also three additional `./ fire hydrants already adjacent to the site. Mr. Schwartz stated that Mr. Rohrman is sincere in bringing this project to fruition in Buffalo Grove and wants to be able to operate a dealership at this site. He noted the presentation has addressed almost every issue raised in prior workshops by the Plan Commission, Village Board and surrounding property owners. Additionally, the issues raised by the Village Engineer have been addressed as well as those raised by the Village Planner. Commissioner Goldspiel asked if the property is to be fenced. Mr. Coppolino stated they do not think fencing is necessary as the shrubbery and trees will act as a natural fence and will not detract from the appearance of the neighborhood. Commissioner Goldspiel noted it might be desirable to berm the north side perimeter thereby effectively screening the homes in that area. Mr. Coppolino stated they would essentially be doing so because the distance of the buildings on the north end were considerably further from the site than those along Weidner Road and would not therefore require the same screening height. Commissioner Goldspiel said that it seems that the shrubbery would not be as effective in screening the cars as would a berm. Mr. Schwartz noted that berming another foot or so would not present any problems. However, since the homes to the north are much farther away than those on Weidner, a high berm such as the one proposed along Weidner would not be necessary. Commissioner Goldspiel noted disagreement with Mr. Schwartz 's statement. Commissioner Goldspiel asked if there would be any parking or Dundee Road access for the recreation area on the Happ property. Mr. Pfeil stated District 214 does not intend to develop a Buffalo Grove Plan Comm-Regular Meeting-March 17, 1993-Page 7 parking area on the Happ site, but an access driveway to Dundee Road will be used for service vehicles. Commissioner Goldspiel noted he would like to see a description of the detention area, specifying if the detention area would be wet or dry and if the depth would be the same as the existing depth or deeper. Mr. Coppolino stated that the depth will be slightly less than the existing condition. The existing culverts will continue to be used and the water flow will not be disturbed. He noted that this will be a wet pond which is a requirement because the lake to the north and the dry pond to the south function that way now. Commissioner Goldspiel noted that he hopes that the pond will have better water quality and aesthetic features than what exists now. Commissioner Goldspiel asked if there would be cars located at the corner display area. Mr. Coppolino stated that cars would be displayed in the area. Commissioner Goldspiel stated this would not be a desirable use for the corner as it accentuates the commercial use and interferes with the line of sight. Commissioner Goldspiel noted that it would be desirable to have some kind of curbing and landscaped space between the parking spaces and the building. Mr. Coppolino noted that they intended to pave up to the building for ease in maintenance. He asked if wheel stops would be acceptable. Commissioner Goldspiel noted that was the treatment used at the Toyota dealership. He said the Plan Commission would need to look into this site planning item in more detail. Commissioner Goldspiel asked how high the proposed lighting fixtures would be. Mr. Coppolino stated that the lights would be sitting on 2 foot concrete bases with 20 foot high poles for a total height of 22 feet. Commissioner Goldspiel asked if the lens or bulb of the light fixtures would be visible or hidden by the shoebox fixture. Mr. Coppolino noted that a great deal of lighting development Buffalo Grove Plan Comm-Regular Meeting-March 17, 1993-Page 8 has been done specifically for the automobile industry. He noted that lights need to be directed mainly on the automobiles. Therefore, the lights to be used will keep the light focused on the cars with virtually no glare or spillover. Commissioner Goldspiel asked when the lighting would be turned down each day. Mr. Coppolino stated that only security lights would be left on at night after closing. He stated that he anticipates approximately four lights to remain on until 3 :00-4 :00 a.m. and then shut off automatically. These lights would be controlled by photo cells and timers. Commissioner Goldspiel asked what the hours of operation would be for the dealership. Mr. Coppolino stated that the service operation would begin at 7: 00 a.m. The sales office would open at 9: 00 a.m. Commissioner Goldspiel asked where the used cars would be located. Mr. Coppolino stated used cars would be located at the west side of the parking lot. Commissioner Krug noted agreement with Commissioner Goldspiel regarding the triangular corner display area. Commissioner Krug asked for a further description of the fifth lane on Dundee Road. Mr. Coppolino stated that the fifth lane that IDOT would like to use is presently used on many state highways. The center median is used for a turning lane for two different turning movements, such as north and south. With two lanes of through traffic in either direction, the center area gets a non- bermed, non-curbed but striped area with an area for left turns. Commissioner Krug asked how this concept would make it easier for people coming out of Bison Park. Mr. Coppolino stated that it will give people the capability to come out and sit in the left turn lane area until traffic is cleared. Commissioner Krug noted that as a left turn lane it cannot be used for merging as the police would ticket drivers. Commissioner Krugasked if the existingand is to be P Buffalo Grove Plan Comm-Regular Meeting-March 17, 1993-Page 9 relocated. Mr. Coppolino stated that the pond would be slightly moved. Commissioner Rhodes asked if roof mechanicals would be used and if same would be screened. Mr. Coppolino stated that there would be mechanicals on the roof. He noted that one roof line is higher than the other which effectively screens any mechanicals. He said that cedar fencing would be used to screen any mechanicals that are not hidden by the roof lines. Commissioner Rhodes asked what the hours of delivery for transports would be. Mr. Coppolino noted that delivery is usually during the day before 5:00 p.m. Commissioner Rhodes asked approximately how many employees would be present in the building at about 11:00 a.m. Mr. Rohrman stated approximately 25 employees would be present in the building at that time. Commissioner Rhodes asked where these employees would park. Mr. Rohrman stated that employees would park in the back of the building. Mr. Schwartz noted that they were aware of a parking problem on Weidner Road and Mr. Rohrman would make sure that there would be no employee parking on the street. Commissioner Rhodes asked if Mr. Rohrman uses the Bison Park lot for his Nissan dealership. Mr. Rohrman stated that he has permission from the Buffalo Grove Park District to use the Bison Park lot. Commissioner Rhodes inquired who would be responsible for maintaining the stormwater pond. Mr. Coppolino said that Mr. Rohrman would own and maintain the pond. Commissioner Rosenston agreed that he would not like to see any display cars at the corner of the property. Commissioner Rosenston asked how cars would be delivered to customers after service has been finished. Buffalo Grove Plan Comm-Regular Meeting-March 17, 1993-Page 10 �...1 \...1 Mr. Coppolino stated that the cars would be parked at the back and people would pick up at that point. Commissioner Rosenston asked what the view would be for the adjacent residents from their second story residences. Mr. Coppolino stated that residents would be viewing the 7- foot berm and a wall of nicely done dryvit. Commissioner Rosenston stated he would also like to see additional berming along the north side of the property. Commissioner Rosenston asked if there would be any gating on the driveways. Mr. Coppolino stated no gating is anticipated. Commissioner Rosenston asked what kind of dumpster would be used for trash. Mr. Coppolino stated that the dumpsters in the trash area would be brought up to the truck and dumped into same. The trash will consist mainly of paper stock. He further noted that excess car parts from the service area would be handled separately and waste products are also handled by a separate carrier in above ground tanks within the building. Commissioner Rosenston asked if the service department would be open on Saturdays. Mr. Rohrman stated that they are not immediately planning to have service hours on Saturday but may eventually open on Saturdays between the hours of 8:00 to 11:00. Commissioner Rosenston asked what the hours for sales and service departments would be. Mr. Rohrman stated the service department would be open from 8: 00 a.m. to 6:00 p.m. and the sales department would be open on weekdays from 8: 30 a.m. to 9:00 p.m. Commissioner Rosenston asked what time the outdoor lights would be shut off. Mr. Rohrman stated lights would be turned off around 9: 00 p.m. Commissioner Rosenston asked if there would be a sufficient radius for truck turning movements at the Dundee entrance. Mr. Coppolino stated that the plan provides for a 50-foot radius both in and out at the Dundee entrance. Buffalo Grove Plan Comm-Regular Meeting-March 17, 1993-Page 11 Commissioner Samuels noted that presently the plan is showing only two handicapped parking spaces whereas 8 spaces are required. Mr. Coppolino stated that this has now been redesigned to include 8 handicapped spaces and 37 customer spaces as required by ordinance. Commissioner Samuels stated that he would prefer to see berming along the north side of the property as well as the east side and additionally he would like to see a 15-20 foot high dense hedgerow screening for the neighbors on both the east and north side of the property. This would have the evergreens getting close to the height of the lights and would more effectively screen the neighbors. Commissioner Berman concurred with Commissioner Samuels comments regarding 15 to 20 foot high evergreens and he also concurred with extending the berming to the north side of the property. Commissioner Berman asked if there is anything that could be done to prevent cut through traffic by high school students at the Weidner entrance. Mr. Coppolino stated that signage and local enforcement is necessary to prevent cut through traffic. He also stated that this is not exactly an easy cut through and that drivers would have to wind their way through the site. Commissioner Berman asked if speed bumps had been considered along that driveway as an additional deterrent. Mr. Rohrman stated that they enforce a 5 mph speed limit at all his dealerships. Commissioner Berman asked who would be expected to use the Weidner entrance. Mr. Coppolino stated that the Weidner entrance would be used mainly by emergency vehicles and a few customers. Commissioner Berman asked if the proposed detention has been designed to continue to carry the flow from the Happ property. Mr. Coppolino stated that the overall condition of the area has not changed and therefore the flow will be carried from the Happ property. Commissioner Berman asked why no trees or shrubs are shown along the north side of the property. Buffalo Grove Plan Comm-Regular Meeting-March 17, 1993-Page 12 Mr. Coppolino stated that this is the stormwater detention area which is not a park nor does it have any trees on it at the present time. Commissioner Berman stated that the developer may want to consider additional landscaping along the north side of the detention area which will improve the view for the residential area and will screen sound from the dealership. Commissioner Berman asked how many new cars are planned to be stored on site at any one time. Mr. Coppolino stated approximately 100 new cars will be stored at one time. Commissioner Berman asked if Saturn requires a certain amount of inventory of cars on site. Mr. Rohrman stated that there are not enough Saturn cars being produced to fully stock all dealerships, so an allotment system is used. Commissioner Berman asked approximately how many used cars are to be stored on the lot at any given time. Mr. Rohrman stated approximate 50 used cars would be on the lot. Commissioner Berman asked how many light fixtures as proposed for the site. Mr. Coppolino stated that photometric engineering has not been completed. Commissioner Berman asked if the security lights would be the same as the other outdoor lights. Mr. Coppolino stated the lights would be the same, although only one shoebox out of two or three would be used for security illumination. Commissioner Berman asked how the anticipated sales tax revenue had been computed. Mr. Rohrman stated that the figures were based on a study conducted based on the Libertyville dealership which showed that the Buffalo Grove area would be approximately twice as profitable as the Libertyville area. He noted that in Libertyville last year he had sold approximately $24 million worth of cars and this area is projected to attain twice that amount which is approximately $200, 000 in potential sales Buffalo Grove Plan Comm-Regular Meeting-March 17, 1993-Page 13 taxes. Commissioner Berman asked how much start up time would be needed before the projected sales figures would be reached. Mr. Rohrman stated approximately two months would be needed if they can get enough cars. Commissioner Berman asked if any data had been gathered regarding the impact of automobile dealerships on surrounding property values. Mr. Coppolino stated that he does not have information on this topic. Commissioner Berman noted that there have been some concerns and discussions regarding the impact of this dealership on the neighborhood and the compatibility of the dealership with the surrounding uses on the north side of Dundee Road, noting in particular that Dundee Road should be the dividing line between the B-4 District to the south and the residential district to the north. He asked that this concern be addressed. Mr. Schwartz stated that commonly accepted zoning practices provide for commercial buffered by multi-family and then residential. The proposed plan follows that pattern exactly. He further stated that the use that is being proposed is less intensive than the approved use on the site and less intensive than many other uses that would be acceptable on the site under the B-4 classification. He said that Mr. Rohrman would accept restrictions to limit use of the property to an auto dealership. Chairman Silbernik noted his concerns regarding the proposed plan as follows: 1. The mass of the cars on the lot. Residents will be viewing cars and lights, not just landscaping. He said that he would like to see some line of sight drawings showing what adjacent residents will see. 2. Photometric information concerning the outdoor lighting is needed. 3 . Intensity of the traffic flow during non-peak hours, as this kind of use may generate a more consistent flow of traffic than the kind expressed in the peak hours traffic study. 4. Summertime service for cars; if doors are left open for ventilation and cooling, the noise level can be a major Buffalo Grove Plan Comm-Regular Meeting-March 17, 1993-Page 14 problem for residents. 5. The position and height of all proposed signs. 6. The adequacy of parking if a large inventory of new cars is maintained at the site. 7. Correction of Mr. Schwartz 's statement that the south side of Dundee Road directly across the street from the proposed development is zoned B-4. The area is zoned R-1 and R-5 residential. Mr. Rohrman stated that high ceilings and fans would keep the area cool enough not to require open doors. Mr. Coppolino stated that there would be one sign at each entry and exit drive that would be of the maximum allowable square footage under the ordinance. Commissioner Rosenston said that he concurs with the 15 to 20 foot high trees along Weidner and the north edge of the site to cut down on effects such as lighting and aesthetics. Commissioner Goldspiel asked if the area along the north side of Weidner along the detention area is subject to the parkway tree program. Mr. Pfeil stated that this area would be subject to the Village's requirement for parkway trees. Commissioner Goldspiel said that clustering the trees and using a meandering sidewalk design should be considered by the Village. Commissioner Goldspiel further noted that he would like the portion of the property shown as green space to remain with B-3 rather than B-4 so that expansion of the automotive use would not occur in the future. Commissioner Goldspiel said that he doesn't think that traffic will use the Weidner Road entrance to cut through to Dundee Road, but he noted that pedestrians and bicyclists might cut through the site. He noted his disapproval of the use of speed bumps. Commissioner Krug asked if the transport drivers will arrive early and sit in the parking lot with their rigs running waiting for the dealership to open. Mr. Coppolino stated that the transport drivers cannot unload until someone is present on the site and they are very tightly scheduled on delivers so that they do not have time Buffalo Grove Plan Comm-Regular Meeting-March 17, 1993-Page 15 to sit around. He further noted that these are private handlers and they can be required to arrive at certain hours. Commissioner Krug asked what time trash would be picked up. Mr. Coppolino noted that trash would be picked up late morning or early afternoon. Chairman Silbernik noted that the following issues needed to be addressed: 1. Screening and berming on the north side of the property; 2 . Removal of the corner display along Dundee Road; 3 . Wheel stops around the building; 4. Specific delivery hours to lessen neighborhood impact; 5. Possible speed bumps on the property; 6. Parkway trees along Weidner and around the detention area as well as tree clustering in the parkway; 7. Comments on the impact of auto dealerships on surrounding property values; 8. Enhanced landscaping to provide 15 to 20-foot high evergreens and landscaping along Weidner Road; 9. Line of sight drawings showing the views from adjacent residential areas into the site; 10. Analysis of traffic impact in off-peak hours; 11. B-3 zoning for the stormwater pond area. Commissioner Rhodes stated that he is not convinced that this is the proper location for this development, although this is a very nice plan. Commissioner Samuels stated that he would like to defer the zoning issue and focus on the plan only. Chairman Silbernik said the request is for both rezoning and Preliminary Plan approval, so the zoning issue is pertinent as part of the workshop discussion. Commissioner Krug stated that in the past the Plan Commission has always tried to restrict commercial development along Dundee Road. He stated that an automobile dealership on the north side of Dundee Road would not be welcome and he would Buffalo Grove Plan Comm-Regular Meeting-March 17, 1993-Page 16 not support any commercial or retail use on the north side of Dundee Road. Commissioner Goldspiel stated that the comments by Commissioners Rhodes and Krug clearly indicate that there is a major issue concerning the use on this property. Dick Brooks, 915 Stradford Circle, stated that this plan is not a good use for this location. He also asked if the Chatham monument sign is to be removed. He further noted his concern with Hapsfield Road being left open and the parking situation on the east side of Weidner. Mr. Schwartz stated that the Chatham monument sign will be removed whether or not this plan goes ahead. Ellen Malow, 838 Stradford Circle, emphatically stated that this is not the proper use for this location. Felicia Homam, 652 Hapsfield Land, asked if there would be enough room from the service center entry out to Dundee Road to allow for stacked cars. She also noted that at present, residents can see clear over to the high school from the second story residences. Further, she asked if any arrangements had been made for wildlife since the detention area is to be moved. Chairman Silbernik noted that he had asked to see line of sight drawings. Mr. Coppolino stated that the service area can hold six cars in the building and will have four doors with cars waiting. The driveway is sufficient to handle stacked cars in the area. He further noted that the detention area plan is a tremendous improvement over what presently exists and should actually attract more wildlife. Don Sowa, 608 Hapsfield Lane, noted that the fifth lane now has a grass median with trees which would be ripped out under the new plan. He further noted that the existing lights at the Nissan dealership are very intrusive and if they are an example of hi-tech lighting, they are not very effective. He also noted that any exit off Weidner should be eliminated. Ben Pomerants, 773 Weidner Road, stated that the impact on adjacent property values is a very important issue for the residents, he would prefer to have the Village assemble the information that has been requested, not the developer. Ron Defoe, 745 Weidner Road, stated that he does not want to see a dealership at this location and specifically no exit off of Weidner Road. Buffalo Grove Plan Comm-Regular Meeting-March 17, 1993-Page 17 Eleanor Hesse, 787 Beechwood, noted that she presently has a view of Lions Park from her home and she does not want to have a view of a car lot. Rich Pawl, 912 Greenridge Road, stated that an automobile dealership will cheapen the neighborhood and he specifically objects to the placement of a large sign for the dealership which he will have to look out at from his bedroom window. Mr. Coppolino said that the developer would be conforming with all sign regulations and would not be looking for any variations. Mr. Wurtzimlar, 601 Hapsfield Road, asked if there would be signs out stating the information about the public hearing. Mr. Pfeil stated that the developer is furnishing the names and addresses of persons who own property within 250 feet of the site, who will be notified by mail of the public hearing. The Village will post signs at the site two weeks prior to the public hearing. Chairman Silbernik stated there would also be notification of the hearing in the newspaper. Diana Hooghkirk, 891 Beechwood, asked where excess cars would be stacked if more cars than anticipated are delivered. She noted that the Nissan dealership is already using the Bison Park parking area to hold cars. Mr. Schwartz stated that the vehicles parked in the median of the driveway at Bison Park are parked for sales display and not because of overflow parking. He further noted that he had stated that if there is a problem with overflow parking, Mr. Rohrman would direct his employees to park in the parking area at Nissan. Mr. Sassano, 641 Hapsfield, noted that he would like to see the entrance on Weidner closed, and he said the timing of the traffic signal at Weidner and Dundee should be evaluated. He asked how long it would take to construct this project. Mr. Coppolino stated that construction would be approximately three months. He said construction workers would park on the site, not on Weidner Road. Diana Hooghkirk noted that the retention pond appears to be close to Weidner Road, and she asked who would have the responsibility of making sure that the facility will not be a III safety hazard for children. II Mr. Schwartz noted that the retention area is on Mr. Buffalo Grove Plan Comm-Regular Meeting-March 17, 1993-Page 18 Rohrman's property, and he will be responsible for both maintenance and liability. Mr. Coppolino noted that the pond is only being moved approximately 50 to 100 feet. He commented that children need parental supervision, and the existing pond has been in place for many years. He noted that a safety ledge would be installed in the pond as required. Commissioner Goldspiel asked if there is any potential for making the stormwater retention area into some kind of recreational amenity. Mr. Schwartz stated that they had discussed donating this facility to the Village, School District 214, Buffalo Grove Park District, and even the condominium association. He said that none of these entities is interested in owning and maintaining the stormwater retention area. Chairman Silbernik directed developer to prepare for a second workshop and address the comments made by the Plan Commission. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil said that the next Plan Commission meeting is set for April 7, 1993 when a public hearing will be held concerning a variation of the Floodplain Ordinance for the American Needle site in the Corporate Grove and a second workshop will be conducted for the Rolling Hills subdivision. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Rosenston, seconded by Commissioner Berman and carried unanimously to adjourn. Chairman Silbernik adjourned the meeting at 9:45 p.m. Buffalo Grove Plan Comm-Regular Meeting-March 17, 1993-Page 19 Respectfully submitted, Fay Rubi , Recording Secretary APPROV MARTIN SILBERNIK, Chairman Buffalo Grove Plan Comm-Regular Meeting-March 17, 1993-Page 20