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1993-07-21 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION July 21, 1993 Rohrman Saturn Automobile Dealership Vice Chairman Goldspiel called the meeting to order at 7: 30 p.m. in the Buffalo Grove High School Theater, 1100 W. Dundee Road, Buffalo Grove, Illinois and read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the format to be followed for the public hearing, and swore in persons who wished to give testimony during the hearing. Commissioners present: Chairman Silbernik (arrived at 7 : 45 p.m. ) Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Rosenston Mr. Samuels Ms. Genell Mr. Berman Commissioners absent: None Also present: Mr. Marc Schwartz, Batler and Schwartz Mr. Daniel Wolf, Batler and Schwartz Mr. Randall Rohrman, Saturn of Waukegan Mr. Ron Coppolino, Coppolino Associates Ms. Kathleen Roubas, Bob Rohrman Automobile Dealerships Mr. Rolf Campbell, Rolf C. Campbell & Associates, Inc. Mr. John Marienthal, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit #1: Village of Buffalo Grove Petition of Concept and Preliminary Plan Review (5 pages) dated November 30, 1992 Exhibit #2 : Notice of Public Hearing published July 6, 1993 Exhibit #3 : Memo from Robert E. Pfeil dated July 15, 1993 Buffalo Grove Plan Comm-Public Hearing-July 21, 1993-Page 1 ii Exhibit #4: Memo from James J. Benes and Associates, (4 pages) dated July 15, 1993 Exhibit #5: Curriculum Vitae of Rolf C. Campbell (4 pages) Exhibit #6: Letter to Mr. Bob Rohrman from Joann Eckmann, Mayor of Libertyville dated April 12 , 1991 with document entitled Executive Summary and document entitled Economic Development Commission Study of Auto Sale Tax Receipts Exhibit #7 : Report from Kathleen Roubas on total sales and taxes for 1992 of the Libertyville Saturn dealership and report on sales and taxes from January, 1993 to June, 1993 Exhibit #8 : Report from Kathleen Roubas on total sales and taxes of Arlington Nissan from September, 1992 through December, 1992 and from January, 1993 through March, 1993 Exhibit #9: Preliminary Development Plan dated July 7, 1993 Exhibit #10: Photometric Plan dated May 19, 1993 Exhibit #11: Line of sight drawings, south-north dated May 19, 1993 Exhibit #12: Line of sight drawings, west-east dated May 19, 1993 Exhibit #13 : Preliminary Engineering Plan dated July 8, 1993 Mr. Marc Schwartz reviewed the history of the proposed development stating that the petitioner is seeking the rezoning of the 7-acre parcel at the northwest corner of Dundee and Weidner Roads from the B-3 business district to the B-4 business and wholesale district. It also seeks the approval of preliminary plan for the construction of an automobile dealership on 4.2 acres and modification of an existing stormwater retention facility on 2.8 acres. The parcel is presently zoned B-3 with an approved plan and annexation agreement for development of approximately 229, 000 square feet of office building. Mr. Schwartz stated that they are seeking plan approval for a building of approximately 18,240 square feet on the 7-acre site. The property immediately adjacent to the site to the north is zoned R-5A. The property immediately east of the site is zoned R-5A. The property immediately to the south and across Dundee Road is zoned B-4 and a small parcel which is zoned residential single family. To the west is the property commonly known as the Happ farm which has been acquired by School District 214 which is presently zoned R-E Buffalo Grove Plan Comm-Public Hearing-July 21, 1993-Page 2 and is to be developed as athletic fields. Mr. Schwartz stated that the plan being presented is a less intense use for the site than the presently approved plan for offices. The proposed plan will reduce the square footage on the site by approximately 210, 000 square feet. The plan uses 2 .8 acres as undeveloped stormwater detention, and the traffic impact to the neighboring properties as well as to the Village of Buffalo Grove will be much less intense than the traffic generated by the already approved plan. Mr. Schwartz further stated that the revenue to be generated from the sales tax from this development will be greatly in excess of any tax revenues generated from an office complex and he further stated that thisplan is more compatible with the surroundingland uses. P Mr. Schwartz stated that Mr. Bob Rohrman had been called out of town on an emergency and he respectfully requested to reserve the right to continue the public hearing to allow Mr. Rohrman' s testimony at a future time. Vice Chairman Goldspiel noted that this means that the Commission would not be able to take action on this matter this evening. Mr. Schwartz stated that he realized this was the case and stated that rather than adjourning the public hearing it be continued to a future date after the testimony was tendered this evening to allow Mr. Rohrman an opportunity to testify. After consultation with Mr. Raysa, the Village Attorney, Vice Chairman Goldspiel noted that Mr. Schwartz 's request would be granted and when the public hearing resumes, the public would have an opportunity also to be heard at that time. Vice Chairman Goldspiel noted that anyone who wished to be notified of the continuation date for the public hearing to sign a sheet with their names and addresses and they would so be notified. Mr. Ron Coppolino stated that the development of the site will be on 4.2 acres. The 2.8 acre site to the north of the development site will be used for stormwater retention. He noted that the building is 18,240 square feet with a separate section for parts which is two stories. He noted the overall height of the building is 28 feet. The building is designed in a high tech manner of white stucco and glass with a floor area ratio of . 06, well under the maximum allowed in the B-4 zoning district. Total paved area would be 122, 700 square feet and the total landscaped area would be 153, 316 square feet. Mr. Coppolino further noted that total parking on site would be 320 automobiles with 8 allocated for handicapped parking, 37 for customers, and 30 for employees. There would be one loading zone as required by ordinance in the rear of the building. Buffalo Grove Plan Comm-Public Hearing-July 21, 1993-Page 3 Mr. Coppolino stated that the plan calls for a berm along the north side of the property separating the retention area from the development site and along the east side of the property separating the building from Weidner Road. The berm will be three feet high planted with ground cover and 3 foot 6 inch high dense shrubbery, interspersed with pine trees 17 feet high from grade level and deciduous trees 22 feet from ground level. This provides a dense hedge to block the view from Weidner Road and the north. Mr. Coppolino stated that the line of sight drawings show the closest housing to be 232 feet away and the additional housing ranges from 451 feet to 540 feet away from the side of the building itself. Mr. Coppolino stated the engineering plan has been submitted to the Village Engineer, who has not noted any major deficiencies with the engineering. The plan shows the water retention area to the north and an outlet which will have a concrete base to hinder erosion. This connects the existing waterway from just north of Dundee Road to just south of Weidner Road. Mr. Coppolino stated there would be a full access curb cut onto Dundee Road and another curb cut to Weidner Road. He noted that the driveway at Weidner Road is an existing curb cut. He noted there is a center island on Weidner Road, and the proposed curb cut is north of this island. He noted that this would be a secondary access to the site primarily for emergency access. He noted that they plan to install speed bumps at that entrance and will post a sign indicating no testing of vehicles on Weidner Road. Trucks will not be permitted to exit or enter from Weidner Road. Trucks would come from Dundee Road and go to the back of the building then proceed eastward around the building and back out onto Dundee Road. Mr. Coppolino stated the photometric plan indicates an average of 50 foot candles at the property line. Mr. Coppolino stated the median on Dundee Road has been adjusted for eastbound left turns which is subject to IDOT approval. He stated IDOT has reviewed their concepts and are waiting for the Village Engineer to agree as to which way would be more satisfactory. Either the median can be taken and made into a left turn lane or leave the median in place and adjust same. Mr. Coppolino stated that the roof top screening for the three ventilating units on the building consisting of a painted white finished fence. He noted that the building height of 28 feet includes this screening. Mr. Coppolino stated that the dimensions on the parking plan are incorrectly shown and will be corrected to reflect 18 feet six inches with 26 foot isles. He further stated that there will be a Buffalo Grove Plan Comm-public Hearing-July 21, 1993-Page 4 14 foot 6 inch landscaped area along Dundee Road for a green belt. Wheel blocks will placed to keep cars off the green belt and the green area will therefore always be 12 feet along Dundee Road. Mr. Coppolino stated that the existing 5 foot sidewalk along Dundee Road will be removed and replaced with an 8 foot wide sidewalk. A 5 foot sidewalk will also be installed from Dundee Road around Weidner Road and the new cul-de-sac for Stradford Circle. He noted that they willput in a cul-de-sac for Stradford Circle which presently is dead end street with no area for turning. Mr. Coppolino further stated that they have added a street light along Dundee Road, and will comply with requirements of the Development Ordinance concerning street lighting. Mr. Coppolino further stated that they have incorporated a 50 foot wide turning radius at the Dundee Road entry per the Village traffic consultant's recommendation. Mr. Coppolino stated that the traffic consultant has stated that the estimated peak hour trips for the auto dealership are significantly less than the trips used in the original 1987 transportation plan and the 1991 transportation plan update. The trips in those two plans were based on 229,000 square feet of office development and produced trips of approximately 480 vehicles per hour during morning peak rush hour and 470 vehicles per hour during the evening peak rush hour. Based on this study the traffic consultant has indicated an automobile dealership would generate 25 entries and 10 exits during the morning peak hours. Entries of 20 vehicles and exits of 30 vehicles during evening peak hours are estimated. On Saturday there would be entries of 30 vehicles per hour and exits of 25 vehicles per hour. The traffic consultant noted that this is a substantial reduction compared to the 470 to 480 vehicles per hour projected for the office use. Mr. Coppolino noted there is a channelization that currently exists between the Bison park and the entry to the Nissan store and the southbound leg of Weidner Road. He noted that they are making no recommendation to change that. Mr. Coppolino noted that the traffic engineer has indicated that there is a potential problem for delivery trucks in negotiating the turn at the southeast corner of the property and this problem is being checked. He stated that it may be necessary to remove one parking space at that point. Mr. Coppolino stated that lighting on the site will use new adjustable optic fixtures so that lighting is directed into the site and he noted that this is verified by the photometric design plan. Mr. Coppolino stated their would be no outdoor speaker system on the site as pagers will be used exclusively to communicate with sales and service personnel. He further stated that no body shop is Buffalo Grove Plan Comm-Public Hearing-July 21, 1993-Page 5 1 planned for this dealership. He noted that the service department has the capability to store six automobiles inside the building with stacking room outside for 10 to 12 automobiles. Mr. Coppolino stated that the building has been moved 54 feet west from Weidner Road in consideration of the landscaped berm and he further stated that the retention pond will be engineered with a safety ledge per ordinance. He also noted that trash dumpster will be located in the rear center of the building and surrounded by a cedar stockade fence. He further noted that a fire hydrant has been added as requested by the Village Deputy Fire Marshall. In summation, Mr. Coppolino stated the building is much less intense than the approved office use. This is a single story building, well buffered from the surrounding community with a relatively high, live fence. The retention area to the north further buffers the few homes on Weidner Road. Mr. Schwartz tendered a letter from Mayor of Libertyville to Bob Rohrman dated April 12, 1991 entitled "Auto Sales Tax Receipts" developed by the Village's Economic Development Commission. This report sets forth the different villages the Village of Libertyville used in its comparison. One of these communities was Buffalo Grove. The report indicates that the percentage of total sales tax receipts for 1990 provided by auto dealerships averaged 35. 5 percent for the group. Libertyville received 61. 16 percent of its sales tax revenue from auto dealers. Buffalo Grove, Cook County received 40.52 percent of its total sales tax revenue from automobile dealers in 1990. Mr. Schwartz stated that the summary of the letter indicates that the loss of one average automobile dealership in Libertyville would result in a revenue decline of approximately $180, 000 annually. Further, the summary indicates that the Village of Libertyville should take the necessary steps to protect the valuable source of sales tax revenue with greater dealer recognition and more flexible guidelines on signage. Mr. Schwartz urged the Commission to review this study in greater detail. Mr. Schwartz reviewed the study by Kathleen Roubas, comptroller of the Illinois Rohrman Automobile dealerships. The document sets forth the total sales volume of Saturn Libertyville for 1992 and January 1, 1993 through June 30, 1993 . The sales volume of Saturn of Libertyville for 1992 was $26,127, 540. The tax paid by that agency for 1992 to the State of Illinois was $1, 772, 202 . 78. Mr. Schwartz noted that in the Village of Buffalo Grove, 1 percent of the total tax paid to the State of Illinois is directed to the Village of Buffalo Grove on vehicle sales and 1. 5 percent of all parts and service taxes collected. Extrapolating these figures and utilizing 1 percent, the total taxes paid to the State of Illinois by Saturn of Libertyville in 1992 was $1, 772 .202.78 and therefore the tax generated to the Village of Libertyville was $177,220. From Buffalo Grove Plan Comm-Public Hearing-July 21, 1993-Page 6 January 1, 1993 to June 30, 1993, the total sales volume of Saturn of Libertyville was $13,703 , 774 and the tax generated to the State of Illinois was $908,356. 06. Thus, the village share of 1 percent totaled $91,835. Commissioner Samuels asked if it is 1 percent of sales or 10 percent of taxes. Ms. Roubas stated it is 1 percent of what the State collects in taxes. Commissioner Samuels stated that the decimal point is therefore off in Ms. Roubas figures and it should reflect tax revenue generated to the village of $17,722 . 00, being 1 percent of taxes collected which were $1,772,202 .78. Mr. Schwartz noted that there is apparently an error in the calculations on the document which will be corrected for the continuation of the public hearing. Mr. Rolf Campbell of Rolf C. Campbell & Associates, Inc. reviewed his background and noted his years of working with the Happ family regarding this particular property. He further helped write the Comprehensive Plan for Cook County, outlining the long range land use development, as well as the 1976 update of the zoning ordinance book which included work along the Dundee Road corridor. Mr. Campbell noted that he examined the conditions and the effects of this property on adjacent properties to the north and east which are developed as multi-family apartment uses. He noted he also examined this property and its relation to other commercial uses along Dundee Road. He noted that he made specific studies from Buffalo Grove Road, west to Route 53 to determine the number of commercial uses along the corridor and the relationship of those commercial uses to the individual properties to the south and the north. He further noted having studied land within Arlington Heights and Wheeling in order to establish what the Dundee Road commercial corridor is and how this property fits in and how any potential uses of this property might be a part of that corridor. Mr. Campbell stated he also look at the Comprehensive Plan of Buffalo Grove, the zoning map and the Comprehensive Plan of Cook County and Arlington Heights in order to relate the proposed uses that might be reflected on this site by other agencies. A determination was then made with regard to when that plan was prepared, whether it reflected the uses at the time of its preparation, and the conditions that existed to other public agencies at that time. Mr. Campbell stated that his analysis indicates that this property is a commercial site which is clearly located within a commercial corridor and shown as such in the Village's Comprehensive Plan as an Buffalo Grove Plan Comm-Public Hearing-July 21, 1993-Page 7 office use which falls into the commercial category. He noted that the Comprehensive Plan shows this property as an office use. The related zoningordinance and mapshows this site as a B-3 rdinan classification with a stipulation for office use. He noted that the bulk of the office building is a more intense use than a dealership. He further noted that at the present time there is not a market for office development whereas there is a need and demand for a retail commercial development such as the one being proposed. Mr. Campbell stated that the need for an automobile dealership is shown and justified under the highest and best use study conducted by him. Mr. Campbell stated that there are a number of factors used to determine the highest and best use and that every one of those factors have been met by the proposal before the Commission. These factors include: 1. Suitability of the site - There is nothing on this site to preclude this development. Physical conditions fully support its use as a dealership. The retention basin helps to protect the multi-family uses to the north. 2 . Trend and development - The trend and development is very clearly established. Uses along Dundee Road are almost exclusively commercial. Although there are some residential uses, none of them front on Dundee Road or gain their access on Dundee Road. 3 . Compatibility - This site is fully compatible with the uses existing along Dundee Road. Unlike uses are separated along the rear property line, behind which are multi-family and single family developments. Development of this site as proposed is in exact accord with that condition. 4 . Economic benefits - The numbers will show benefit to the Village in a sum of approximately $180, 000. Additionally, it will be of economic benefit to the owner of the property by increasing the value of the site. 5. Enhanced property value - There is no market at present for office use under B-3 zoning whereas there is a need for an automobile dealership which will indeed be a less intensive use. 6. Health, safety and welfare - As long as this development is built to codes and ordinances, the Village will be protected. Additionally whatever effect this development will have on adjacent neighbors has already been established by the existing uses along Dundee Road. Mr. Campbell stated that in his this judgment property belongs in Buffalo Grove Plan Comm-Public Hearing-July 21, 1993-Page 8 - - I the commercial category and one of the proper uses within that category is an automobile dealership. Chairman Silbernik asked if Mr. Campbell is a licensed real estate broker or appraiser, if he had ever sold, listed or appraised any properties that were affected by a development such as this, and if he was paid a fee to prepare and present his study. L/ Mr. Campbell stated he is not a licensed real estate broker or appraiser and that he has never sold, listed or appraised any properties affected by such a development. He noted that he had been paid a fee to present his study at the public hearing. Mr. Schwartz stated that the figures presented in Exhibits 7 and 8 are erroneous. He noted that the proper figures are based on 1 percent of total sales volume and asked for leave to submit corrected exhibits. Chairman Silbernik asked that Mr. Schwartz also provide a copy of the tax code pursuant to this issue at that time. Commissioner Goldspiel asked for a clarification of previous mention that this proposed dealership be the main dealership in Mr. Rohrman's Saturn program. Mr. Schwartz stated that Mr. Rohrman would be best to answer this question. However, based on his answer at a previous workshop he had stated that this would be the "mother" of all his Saturn dealerships. By this he meant that Mr. Rohrman had been granted franchises in Libertyville, Waukegan, Highland Park and Buffalo Grove by Saturn. Based upon studies done by Saturn, the Village of Buffalo Grove has the greatest impact on sales of all these Villages and this corridor has the greatest sales potential. Commissioner Goldspiel stated he would like to hear testimony concerning whether this designation of the proposed dealership would involve storage of cars for other dealerships and whether it indicates a volume of vehicles that is compatible or not with the size of the property. He asked if the school districts would benefit in any way from sales taxes. Mr. Schwartz stated he is not qualified to address this issue and that a Village representative would need to address. Mr. Campbell stated that the sales tax money goes only to the Village. The school district gets its money from property taxes. Commissioner Goldspiel asked if the proposed building or the approved building plan would create more tax revenue for the schools. Mr. Campbell stated that it is possible that the schools would Buffalo Grove Plan Comm-Public Hearing-July 21, 1993-Page 9 collect more revenue from the existing approved office plan, however, the schools will have no revenue from a vacant site which under existing market conditions is what will occur. Commissioner Goldspiel asked if Mr. Campbell was involved in the building of the Chatham parcel. Mr. Campbell stated he was not. Commissioner Goldspiel asked if Mr. Campbell had studied other uses that might be beneficial to this site besides an automobile dealership. Mr. Campbell stated that in order to do his job correctly, all potential uses must be looked at, including residential, multi- family, office, commercial and industrial. He stated that out of that group the best classification is commercial for this site. Commissioner Goldspiel asked what Mr. Campbell had concluded regarding multi-family use. Mr. Campbell stated that he had concluded that multi-family use is not proper for this site and there had been testimony given dealing with the condemnation of the Happ property and he had stated then that this site is not proper for a multi-family development. Commissioner Goldspiel noted concern with Mr. Campbell's statement that rear property lines determine where the boundaries between different zoning districts should be located. Mr. Campbell stated that street usage determines zoning. Streets are the service facilities and the attempt is to have the street service similar uses on both sides. They can change to different uses at the rear property lines. Commissioner Krug asked how bright 50 foot candles would appear across Weidner Road. Mr. Coppolino stated that the lights would be three feet above ground level and directed onto the site and therefore the only visible lights would be the current street lights. Commissioner Krug noted that he would like to have a photometric measuring for the continuation of the public hearing. Chairman Silbernik stated that he would like to have the study include the measurements of the reflective light off of cars. Chairman Silbernik further noted that the measurement is to be done on the impact of the light coming directly off of the fixtures and the reflective light off of 250 cars on the people directly across the street from the facility. Buffalo Grove Plan Comm-Public Hearing-July 21, 1993-Page 10 _ _ _ 1 Mr. Schwartz stated that they are asking what boundary line is sought for the photometric study. Chairman Silbernik stated the photometric study should be taken up to the buildings across the street. Commissioner Rhodes asked when the building lights are turned off at Randy Rohrman's dealership. Mr. Randy Rohrman stated the lights go off between 2 : 00 and 3 : 00 a.m. Mr. Schwartz stated that Mr. Randy Rohrman is not properly prepared to testify at this meeting. He also noted that at a previous workshop meeting Mr. Bob Rohrman had testified that the lights would be turned off at 9: 00 p.m. with three remaining light to remain on throughout the facility for security purposes. Chairman Silbernik stated that Commissioner Rhodes had asked a legitimate question of someone who had been sworn in to testify. Commissioner Rhodes asked if there had been any response to the memo from Officer Roy Bethge dated July 12, 1993 regarding the visibility on the site due to the proposed berm. Mr. Schwartz stated he was not aware of any such memo. Mr. Schwartz stated he will address the issue at the continuation of the public hearing. Commissioner Rhodes asked how many square feet of the 153 , 000 square feet of commercial space along Dundee Road to Route 53 is within Arlington Heights as opposed to Buffalo Grove. Mr. Campbell stated he would bring a breakdown to the next meeting. Commissioner Rhodes noted his concern with truck delivery onto the property. He further noted that he had seen truck delivery for the Nissan dealership at 2 : 15 p.m. at Bison Park. Commissioner Howard asked what the hours of operation would be. Mr. Schwartz stated the sales hours of operation would be 9: 00 a.m. to 9 : 00 p.m. Mondays through Fridays and either 9: 00 a.m. to 5: 00 p.m. or 6:00 p.m. on Saturdays. The service department would open at 7 : 00 a.m. Commissioner Howard asked if the lights would still be turned off at 9: 00 p.m. if there is a customer present. Mr. Schwartz stated that Mr. Rohrman had testified that the main lights would be turned off and evening lights would remain on. Buffalo Grove Pl an Comm-Public Hearing-July 21, 1993-Page 11 Commissioner Howard asked if the lighting for the proposed development would be similar to that at the Nissan dealership. Mr. Coppolino stated the lights would be completely different. He proposed lights would be round fixtures with adjustable optics and state of the art technology. He noted that they would be very sensitive to glare and spillage. Commissioner Howard where the service parking would be located. Mr. Coppolino stated that the overhead doors facing Dundee Road would be for the service entrance where there will be room for 6 cars indoors and sufficient stacking space outside for an additional 10 to 12 cars. Commissioner Howard asked how tall the pine trees would be on top of the berm. Mr. Coppolino stated the pine trees would be 17 feet tall and the deciduous plantings would be 22 feet high. Commissioner Howard asked if residents would still be able to see the cars from the second floor of their homes. Mr. Coppolino stated that second floor residents will not see the cars and would see a smattering of the building. Commissioner Krug stated that the Village had turned down various commercial developments on the north side of Dundee in previous years. He further noted there is one residential unit facing and accessed off Dundee Road. He also noted that as late as 1992 the Illinois Municipal League recommended that a street be used as a zoning boundary. He noted his disagreement with Mr. Campbell's recommendation that a dealership would be a desirable asset to the north side of Dundee Road. Commissioner Rosenston asked if it would be possible to bring in a distribution of the 8.25 percent sales tax in Cook County. Commissioner Rosenston asked that the traffic report reference to the turning radius and loss of one parking space be addressed at the next public hearing as well as the turning radius at the northwest corner. Commissioner Rosenston asked if the Weidner access would be gated. Mr. Coppolino replied that the Weidner access would not be gated. Commissioner Rosenston asked where the sales people would be instructed to take customers for test drives. Mr. Schwartz stated that Mr. Rohrman testified at the last workshop Buffalo Grove Plan Comm-Public Hearing-July 21, 1993-Page 12 that the test drives would be west on Dundee Road to Route 53 and back to Dundee Road and to the dealership. Commissioner Genell noted Mr. Campbell 's letter dated May 21, 1993 indicates that the proposed auto dealership would be compatible with adjacent uses and would not be detrimental to adjacent land uses nor the locale near the dealership site. She further noted that the Commission was in receipt of a letter from a local realtor indicating that there could be potential negative impacts as a result of this development and asked Mr. Campbell if he was aware of this letter. Mr. Campbell stated he had read Mr. Pass 's letter and disagreed with its content. Commissioner Samuels asked if there is any basis to support Mr. Campbell 's disagreement with Mr. Pass 's letter. Mr. Campbell stated that nothing in Mr. Pass 's report or his own report says anything about property values. He noted that the normal real estate broker would not testify to appraisal value in court. Further, Mr. Campbell stated that the area of compatibility is the responsibility of a landscape architect planner which is the opinion he had given. He noted that he leaves property values to appraisers. Mr. Campbell stated that monetary value is a factor although not a prime factor. It is weighed along with all the other factors and differs from case to case. Commissioner Samuels noted that a good example of screening is located behind the Dominick's food store in Chase Plaza at Lake Cook Road and Arlington Heights Road. He further noted that he would prefer to see more of a hedgerow screening with tall evergreen specimens. Mr. Coppolino asked how to address the issue of the police report regarding security in relation to this kind of screening. Commissioner Samuels stated that they need to consult with the Police Department regarding their experience at the Dominick's location and to see whether there are any statistics to support the suspicion the Police Department has regarding illegal activities. Commissioner Berman asked if there would be any display of cars along Dundee Road. Mr. Coppolino noted that automobiles would be parked along Dundee Road but they would not encroach into the 12-foot landscaped yard. Commissioner Berman if there had been any changes to the landscape design since the last meeting. Buffalo Grove Plan Comm-Public Hearing-July 21, 1993-Page 13 Mr. Coppolino stated that there is now a predominance of very tall pine trees as was stipulated. Commissioner Berman asked how the service doors would operate. Mr. Coppolino stated that the doors would be operated by push button by one of the service writers inside the building. Mr. Coppolino stated that customers do not go in to pick up their own cars. Porters bring the cars to the customers. Commissioner Berman asked if this property would be suitable for multi-family housing with access off of Weidner Road. Mr. Campbell stated that in his opinion this property is not suitable for multi-family housing facing Dundee and should be reserved for commercial purposes. Multi-family housing should be used as a transition to single family housing and should be behind any commercial uses. Commissioner Berman asked if the use and enjoyment by the owners of the residential units and the effects of this dealership were taken into consideration for the land use study. Mr. Campbell stated that whatever adverse effects those apartments have experienced or would experience in the future has already taken place. He noted that they already back up to Dundee Road and look toward other dealerships. Commissioner Berman asked if Mr. Campbell had done any studies for other dealerships. Mr. Campbell stated that he had and listed several car dealerships he had worked for. Commissioner Berman asked if the study was able to determine the impact or difference between the Rohrman auto dealership and the proposed office building. Mr. Campbell stated that he did not study that particular difference and its impact. He stated that he looked at the proposed office use and the dealership use and the marketplace need for these uses. Commissioner Berman asked what the distinction and impact between the office development and the Rohrman development would be on the people living in the residential areas if the market were such that an office center was a viable development. Mr. Campbell stated that if all things were equal his judgment would remain the same. He stated that there are many other places in the community that are suitable for an office development but not suitable for a dealership. This site is ideally suited for a Buffalo Grove Plan Comm-Public Hearing-July 21, 1993-Page 14 dealership since it is directly across the street from three others. He noted that you attempt to locate similar uses together. Commissioner Berman asked if all test drives would be escorted. Mr. Schwartz stated that is correct. Chairman Silbernik stated that weekday evening traffic counts as well as traffic counts for Saturday had been promised for this hearing. He asked that these counts be presented at the continued public hearing. Chairman Silbernik asked if the northwest corner turning radius would be studied and adjusted per Mr. Carmignani' s traffic report. Mr. Coppolino stated that the curbs will be adjusted. Chairman Silbernik asked what is meant by a standard auto display on the corner. Mr. Coppolino noted they have removed the triangular area of display for cars. He stated that nothing would be on the 12-foot greenbelt. Chairman Silbernik stated that successful dealerships currently in place do not necessarily establish a need for additional dealerships. Mr. Campbell stated that the need in this matter is clearly established by Mr. Rohrman who is a successful dealer with a number of facilities and an excellent reputation who knows the demand and he is looking to spend his money to accommodate this need. He further stated that as this Village grows additional dealerships are needed. He stated the best judge of that are the people who operate that business. Chairman Silbernik asked what percentage of the time in his consulting business had Mr. Campbell disagreed with clients and auto dealerships in terms of use. Mr. Campbell stated he could not say. Chairman Silbernik stated that this site is not directly across the street from three other dealerships. He noted the site is directly across the street from a park and only a very small portion of the site is directly across the street from the Nissan dealership. Mr. Campbell noted that the other three dealerships are in view of this site and are part of the character established for that area. Eleanor Hesse, 787 Beechwood, stated that to downgrade from B-3 to B-4 zoning when surrounded by residential is not right. She noted that once B-4 is granted, the Village cannot control which of the B- Buffalo Grove Plan Comm-Public Hearing-July 21, 1993-Page 15 it 4 uses will occur on the property. She commented that the B-4 District allows some very nasty uses. Gary Haroda, 906 Crofton, stated that he has seen the dealerships increase from one to three on Dundee Road in Buffalo Grove, and it is necessary to stop at some point. He noted that no matter how low the lights will be, they will still be visible to the residents. He urged the preservation of green space. Robin Nemer, 604 Hapsfield Lane, stated that Mr. Rohrman now parks his Nissan cars on Weidner Road when he has no room in the lot and she is concerned with the effect on the environment and ecology. She noted that runoff of oil and gas and its effect on wildlife and plant life will be detrimental. She further stated that putting a dealership here between Libertyville and Schaumburg would have the effect of dissipating the base of customers. Joanne Meyerhoff, 430 Weidner Road, stated that she has young children and there are already too many cars passing through the area. She stated that the existing dealerships are not aware of what is happening when people go out on test drives. She further stated that when people begin dropping off their cars in the morning for service and rush off to work, they will be incompatible with the high school students rushing to school. Donna Mure, 895 Stradford Circle, asked what was meant by dead end at Stradford Circle. Mr. Coppolino stated that currently Stradford Circle terminates. Mr. Kuenkler noted that Stradford Circle has segments on both sides of Weidner Road. The segment pertinent to Rohrman's plan is the dead end street south of Weidner. This is the street that Rohrman would improve with a cul-de-sac bulb. Ellen Mallow, 838 Stradford Circle, noted that nothing said now has not been said before and she noted that those people present are adamantly opposed to the development of an auto dealership in this residential area. Linda Cooper, 565 Vernon, noted concern with traffic on Weidner Road. She noted further concern with not controlling truck schedules and amassing overflow traffic from Dundee onto Weidner. She noted her concern for children going to after school events and stated that there is no need for another car dealership on this site. Robert Holcombe, 1084 Crofton, noted concern in setting a precedent in changing zoning and stated that he supports the original zoning. Marilyn Gunther, 735 Hapsfield Lane, stated that a dealership is not needed adjacent to a high school. She noted concern with traffic Buffalo Grove Plan Comm-Public Hearing-July 21, 1993-Page 16 and an abundance of children in the area. She also stated that lights will disturb residents of the area. Mrs. Holcombe, 1084 Crofton, noted her concern with a zoning change. Dorothy Brenner, 661 Hapsfield, noted that there is a park east of Chatham and the high school and stated she is concerned for the children's safety and for some kind of protection for the high school students on the west side. Mr. Coppolino stated that a water channel from the retention area runs between Rohrman's site and the Happ property, so there is a separation between the two sites. He noted this is a natural border that will remain intact. Harriet Markiewicz, 733 Weidner Road, stated she had observed a fully loaded truck on Weidner Road last week. Dennis Benjamin, 807 Beechwood, asked if there were any plans for fencing or underground storage tanks. Mr. Coppolino noted there would be no underground storage tanks and there are no plans for fencing. The berms would form a natural fence. James Wachtel, 990 Crofton Lane, noted that the presentation seems to state that people in this area are not entitled to nice things. John Wedgewood, 621 Hapsfield, stated that he would like to make sure that the environment and wildlife will not be harmed during construction. Mr. Coppolino stated that they will be improving the overall area and the Village engineer has agreed that would be so. Greg Dahl, 9583 Greenridge Road, asked if everything in the Happ Farm pond will be killed and noted that he has fished that pond for 17 years. Morton Kaplan, attorney, stated he is speaking on behalf of the owners of the Chatham East Condominium, immediately east of Weidner Road. This is a complex of 7 buildings with 24 units in each building. He noted that these developers have also purchased the Weidner Grove Apartments and will be developing them into the Chatham Place Condominium. He stated that they have improved the area and the tax base. He noted that the logical use for this area would be residential. He also stated that this area is an established pocket of residential housing. He stated certain streets are a proper dividing line and courts have repeatedly upheld that notion. He stated that these people have the right to maintain their property without devaluation and B-4 zoning would be too intense for this area. Buffalo Grove Plan Comm-Public Hearing-July 21, 1993-Page 17 Jean Savitsky stated that cars are already being test-driven on her street as one managed to smash into her car. Ben Pomerantz, 773 Weidner, stated that perhaps talking to the Lexington developers would bring some new residences to the site which would certainly promote more taxes for the local schools. He noted that the proposed development would have a greatly negative impact on existing home values and asked if there would be any provisions made for the residents if this were the case. Bob Barrett, developer of Chatham Place, stated that each of the residents of this development contribute $3 , 000 to $3 , 500 in taxes annually of which 70 percent goes to the schools. He noted that the proposed development will impact the property values of these residents. George Wurtzinger, 621 Hapsfield, asked what the office vacancy rate was in Buffalo Grove and noted that he would be very interested in finding out if there was absolutely no market for office space within the Village. Stacy Hernandez, 671 Hapsfield, stated that she will be able to see all of the cars parked in the proposed dealership despite the berm that has been designed. She further stated that there is no way to guarantee that cars to not enter the dealership off of Weidner and this would ruin the enjoyment of their neighborhood. Diana Hooghkirk, 891 Beechwood Road, asked that the question of the effect of this kind of development would have on property values be addressed as had been previously requested. Chairman Silbernik stated that a letter from a local realtor has noted that property values would be adversely affected by such a development. However, an expert on Mr. Rohrman's team has disagreed with this contention. Ms. Hooghkirk further noted that an office development as approved for this site would not have the weekend traffic that a dealership would have and would therefore pose no threat to children and families who are out playing on the weekends. Donald Hooghkirk, 891 Beechwood Road, asked where the snow would be stored during winter. Mr. Coppolino indicated the snow would be maintained on the site and moved toward the storm water detention area. Louis DeBiase, 1075 Beechwood, asked if the stormwater detention area would prevent flooding in the area. Faith Fullett, 700 Weidner Road, noted her concern for children in the area and asked if the developer would be providing any extra Buffalo Grove Plan Comm-Public Hearing-July 21, 1993-Page 18 money for patrols for children walking to school. She also inquired if the developer would be making any contributions to the parks and schools. Mr. Schwartz stated that Mr. Rohrman is very involved with the community. However, he could not ascertain any problems requiring extra school patrols as this development is self contained. John Stricker, 651 Weidner, asked if the proposed trees atop the berms would be full grown. He further asked what could be expected in advertising displays on site. Mr. Coppolino noted the height of pine trees would be 17 feet, the deciduous trees would be 22 feet in height and there would be 7 1/2 feet high shrubbery. Mr. Schwartz stated that any on site advertising would be very restrictive according to Village ordinance. Joanne Meyerhoff inquired what affect the light would have on the homes once the leaves were off the trees. Commissioner Goldspiel commented that this is the single most important development reviewed by the Village over the last few years. He noted that this is a quality of life issue. He stated that it was never the Village's desire to have a commercial strip development along Dundee Road. The most intense development was to be only at arterial intersections. He noted his belief that Dundee Road should be the dividing line for B-4 zoning in this area. He said that B-3 zoning is very different than B-4 zoning. The B-4 district is the lowest class of commercial zoning and allows outside storage. Commissioner Goldspiel stated that B-4 uses would not fit in with the character of the area around the site. Commissioner Goldspiel stated his disagreement with the testimony of the petitioner's land use planner on several points. He noted that he does not think the intensity of the use is determined by the size of the building. He it is not an accurate assessment to compare the size of the approved office building with the area of the proposed auto dealer and conclude that the office building would have a greater land use impact since it is larger in size. He further noted that the office development was planned to be compatible with the height of adjacent residences and the parking was partially enclosed. He said that the office use would not involve very much weekend use and the traffic impact would be minimal on weekends and evenings. He commented that the fiscal analysis by the petitioner does not address the needs of the schools, and the sales tax that would be generated would not benefit the schools. He said that the proposed dealership would probably represent a great loss of property tax revenue for the schools in comparison to an office development. Commissioner Goldspiel stated that the Village should not inflict Buffalo Grove Plan Comm-Public Hearing-July 21, 1993-Page 19 this heavy commercial use on the area. He said that other uses, including residential, are possible for this site. He stated that approval of the land use and zoning for the auto dealership would seriously impact this area of Buffalo Grove. Commissioner Rhodes stated that he supports the concerns voiced by Commissioner Goldspiel. He noted that the EDC study done by Libertyville was done in areas that impact commercial streets only and not residential areas such as the one at this site. He noted that the proposed development is a direct intrusion on the residents of the Village. Commissioner Howard noted her agreement with Commissioners Goldspiel and Rhodes. She stated that the proposed development would not be harmonious with what is presently there. She stated that she would use Dundee Road as a line of demarcation for zoning and land use and does not feel the need to develop the north side of Dundee Road for commercial as the south side has been developed. Commissioner Rosenston noted that whether this plan was approved or not does not mean that nothing would be built on this site and he asserted that eventually something would be built on this site. He further noted that the majority of the dealerships located in Libertyville do have residences located behind them. Chairman Silbernik stated the development team has done an outstanding job on the site plan. He said, however, that the plan is in the wrong place. He stated that he also feels that Dundee Road should be used as the demarcation line between the B-3 and B-4 Districts and stated that he does not wish to see a dealership on the north side of Dundee Road as it will adversely impact the quality of life of residential community surrounding it. He also noted that it will adversely impact he perception of the Village as people drive from Route 53. The public hearing was continued to September 1, 1993. There being no further comments or questions from anyone present, Chairman Silbernik closed the public hearing at 11:00 p.m. R b ctfully /ubmitted g c Fa Rubir , tecording Secretary APPROV MARTIN SILBERNIK, Chairman Buffalo Grove Plan Comm-Public Hearing-July 21, 1993-Page 20 P. ;GULAR MEETING BUFFALO GROVE PLAN COMMISSION July 21, 1993 Rohrman Saturn Auto Dealership, Chatham B-3 Parcel, Northwest Corner of Dundee Road/Weidner Road Rezoning to B-4 and Preliminary Plan Chairman Silbernik called the meeting to order at 11: 00 p.m. in the Buffalo Grove High School Theater, 1100 W. Dundee Road, Buffalo Grove, Illinois 60089. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Rosenston Mr. Samuels Ms. Genell Mr. Berman Commisisoners absent: None Also present: Mr. Marc Schwartz, Batler and Schwartz Mr. Daniel Wolf, Batler and Schwartz Mr. Randall Rohrman, Saturn of Waukegan Ms. Kathleen Roubas, Bob Rohrman Automobile Dealerships Mr. Rolf Campbell, Rolf C. Campbell & Associates, Inc. Mr. John Marienthal, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commission Rosenston, seconded by Commissioner Berman to approve the minutes of the regular meeting of July 7, 1993. Commissioner Goldspiel asked that the words "Motion so amended by added to page 8, paragraph 11. He further noted the addition of the word "asked to paragraph 1 on page 12. Commissioner Goldspiel noted a spelling error in paragraph 8 on page 16. Commissioner Goldspiel also requested that the word "food store" be added to paragraph 11, page 20 and the words "such as shopping cart control" be added to the end of the paragraph. All Commissioners were in favor of the motion as amended and the motion passed unanimously with Commissioners Berman and Howard abstaining. Buffalo Grove Plan Comm-Regular Me eting-July r Meeting July 21, 1993-Page 1 COMMITTEE AND LIAISON REPORTS Commissioner Rosenston reported on the Village Board meeting of July 19, 1993 stating that the Board referred the following items to the Plan Commission: 1. Change on Manchester Green plan to allow fencing at rear yards 2. Outback Steakhouse proposed for the northeast corner of Lake Cook Road and Weidner Road Commissioner Rhodes reported on the Village Board meeting of July 12, 1993 stating that the Board approved the new school for District 102 and gave approval for two of child day care homes. Approval for the day care home on Melinda Lane was deferred until the home complies with various building code requirements. ROHRMAN SATURN AUTO DEALERSHIP, CHATHAM B-3 PARCEL, NORTHWEST CORNER OF DUNDEE ROAD/WEIDNER ROAD - REZONING TO B-4 AND PRELIMINARY PLAN The matter was continued to September 1, 1993 . CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Chairman Silbernik noted that a meeting is scheduled for July 28, 1993 for Town Center and public hearings will be held for The Daube Company and Malnati's Pizzeria on August 4, 1993 . PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT -None NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Berman, seconded by Commissioner Samuels and carried unanimously to adjourn. Chairman Silbernik adjourned the meeting at 11:35 p.m. Re p ctfully mitted, ` Fay Rubin R cording Secretary APPROV D MART SILBERNIK, Chairman Buffalo Grove Plan Comm-Regular Meeting-July 21, 1993-Page 2 it