1993-09-01 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
September 1, 1993
Rohrman Saturn Automobile Dealership
(Continued from July 21, 1993)
Chairman Silbernik called the meeting to order at 7: 30 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
Commissioners absent: None
Also present: Mr. Marc Schwartz, Batler and Schwartz
Mr. Daniel Wolf, Batler and Schwartz
Mr. Ron Coppolino, Coppolino Associates
Mr. Robert Rohrman, Bob Rohrman Automobile
Dealerships
Mr. Richard Williams, Rolf C. Campbell &
Associates, Inc.
Mr. John Marienthal, Village Trustee
Mr. William Raysa, Village Attorney
Mr. Robert Pfeil, Village Planner
The following additional exhibits were presented by the petitioner
at the public hearing:
Exhibit #14: Distribution of Sales Tax Revenue, Cook County
Buffalo Grove
Exhibit #15: Letter dated August 6, 1993 to Betty Zawergyniki of
Saturn of Libertyville from Sam McGaw, Acting
Director of Revenue, Illinois Department of Revenue
Exhibit #16: Letter dated August 23 , 1993 to Kathleen Roubas of
Arlington Nissan from Raymond T. Wagner, Jr. ,
Illinois Department of Revenue
Exhibit #17 : Photometric Drawing dated May 19, 1993 , revised
August 30, 1993
Buffalo Grove Plan Comm-Public Hearing-September 1, 1993-Page 1
Exhibit #18: Retailers' Occupation Tax Act, Section 120/2-10
Exhibit #19: Retailers' Occupation Tax Act, Section 120/3
Exhibit #20: Libertyville Saturn Traffic County
Plan Commission Exhibit #1: Memo of July 28, 1993 from Chief
McCann and memo of July 27, 1993 from Office Roy H.
`.i Bethge
Mr. Daniel Wolf of Batler and Schwartz addressed the tax related
matters previously discussed at the hearing on July 21, 1992 . He
stated that there was previously an error based on computation of
tax on gross receipts. He noted that this error was due to the
definition of gross receipts. He stated that in the sales tax
provisions of the statutes of the State of Illinois gross receipts
is defined as the sale price of the automobile less the trade in
value. Within the dealership gross sale means what you sell a car
for and the net price is what you sell the car for after the trade
in consideration. The sales tax is recorded on each individual
transaction and is not reported cumulatively at the end of the
month. Therefore there is no way to compute the cumulative amount
of gross sales.
Mr. Wolf stated that the base state tax rate is 6.25 percent and
within Cook County there is an additional RTA tax of .75 percent
as well as Home Rule taxes of .75 percent in Cook County and . 50
to the Village of Buffalo Grove.
Mr. Wolf stated that distribution of tax dollars on the sale of an
automobile is as follows:
State of Illinois 71. 4%
RTA 14. 3%
Village of Buffalo Grove receives back 14. 3%
On Parts and service the distribution is as follows:
State of Illinois 60. 6%
Cook County 9 . 1%
RTA 12 . 1%
Village of Buffalo Grove 18.2%
Mr. Wolf stated that the taxes are collected by the dealer and
paid to the Department of Revenue and they are in turn then
distributed to the local governing bodies.
Mr. Wolf stated that the amount of tax benefit to the Village of
Libertyville from the Saturn dealership amounted to $212, 634.24
for 1992 . The tax benefit to the Village of Libertyville for the
months of January through June of 1993 yielded $112, 150. 11. Mr.
Wolf stated that the projections for sales of Saturns in Buffalo
Buffalo Grove Plan Comm-Public Hearing-September 1, 1993-Page 2
Grove is that it would be twice as much as the Libertyville store.
Mr. Wolf stated that the Nissan dealership in Buffalo Grove was
taken over by Mr. Rohrman almost at the point of bankruptcy and
the figures indicate that the last four months of 1992 saw a sales
tax benefit to the Village of Buffalo Grove of $34, 176.75 and the
first six months of 1993 showed a tax benefit to Buffalo Grove of
$66, 206. 61.
Mr. Coppolino submitted a one week traffic study covering the
period of August 25 through August 31, 1993 at the Saturn
dealership in Libertyville. He noted that Saturn had issued a
recall and therefore traffic counts are higher than normal. The
traffic counts were therefore broken down to reflect new car
buyers, used car buyers, Saturn recall customers and parts and
service customers.
In response to the Police Department report regarding the proposed
berm, Mr. Coppolino stated that his discussion with the Chief of
Police elicited his concerns for pedestrian safety and criminal
activities to which the following recommendations were made:
1. The berm should be smaller allowing for visibility into the
parking lot.
2 . The parking lot should be illuminated with metal halite
lights which should produce a minimum of 8 footcandles
covering the entire auto dealership including the parking
lots. These lights should be controlled by a photo-electric
cell which turns the lights on at dusk and turns them off at
dawn and it should be insured that the lights are on at all
times during the night.
3 . Street lights on the side of the berm closest to the street
and the sidewalk should produce a minimum of 5 footcandles
covering the entire sidewalk area and ensures that there are
no dark spots.
4. All entrances should have gates which remain closed and
locked when the business is closed.
Mr. Coppolino stated that the developer is not sure how to respond
to the Police report as they had followed the suggestions of the
Plan Commission through various workshops to increase the berming
and landscaping along Weidner Road.
Mr. Schwartz introduced the lighting and photometric study which
includes the area up to the Chatham Townhomes.
Mr. Coppolino stated that the revised photometric study showed . 00
to . 37 footcandles at the north property line. At the east line
on Weidner Road west of the curb lighting goes from .00 to 3 . 17
Buffalo Grove Plan Comm-Public Hearing-September 1, 1993-Page 3
footcandles. On Dundee Road going from left to right lighting
goes from . 10 to 3 .83 footcandles and at the west property line
lighting goes from . 01 to .54 footcandles. He noted that it made
no sense to take measurements up to the house as the dealership
would actually be slightly below ground level.
Mr. Coppolino stated that the amount of light going beyond the
planned shrubbery would be zero.
Mr. Schwartz asked Mr. Coppolino to address the turning radius on
site for trucks.
Mr. Coppolino stated that there will be two parking spaces lost.
One space would be on the northeast side and the other is on the
southeast side where it has been determined that the turning
radius would be too tight for trucks. Therefore the amount of
parking will be reduced from 320 to 318 spaces. He further noted
that the parking dimensions would be properly constructed to be 18
feet 6 inches long and the aisles would be 26 feet.
Mr. Schwartz stated that Mr. Campbell's report showed that there
is 1. 3 million square feet of commercial use from Buffalo Grove
Road to Route 53 on the north side of Lake Cook Road. He further
noted that Mr. Campbell's report states that of the 885, 000 square
feet of commercial use along Dundee Road from Arlington Heights
Road to Route 53, 195, 000 square feet is in the Village of Buffalo
Grove and 690, 000 square feet is in the Village of Arlington
Heights.
Mr. Schwartz asked Mr. Rohrman to address the colloquialism he had
used at a previous meeting which stated the Buffalo Grove Saturn
dealership would be the "mother store" of all of his Saturn
franchises in northern Illinois.
Mr. Rohrman stated that Saturn gives dealers certain areas. He
noted that his area is Waukegan, Libertyville, Highland Park and
Buffalo Grove. He stated that according to Saturn studies
approximately 450 cars will be sold in Waukegan, 350 cars will be
sold in Libertyville, 350 cars in Highland Park and 850 cars can
be sold in Buffalo Grove. He noted that he sold 1, 600 cars in
Libertyville last year but stated that this number will go down as
more dealerships come into operation.
Mr. Rohrman further stated that in the interests of economics
there would be one central computer used for the whole area and
that this computer would be in Buffalo Grove as this is the area
expected to sell the most and therefore all information would be
fed into the computer in the Buffalo Grove area.
Mr. Rohrman reiterated that his statement is therefore based on
sales volume and not the size of the dealership building.
Buffalo Grove Plan Comm-Public Hearing-September 1, 1993-Page 4
Mr. Schwartz asked Mr. Rohrman if there would be any storage of
Saturn automobiles at the proposed dealership from other
dealerships within Illinois.
Mr. Rohrman stated that would not be the case and in fact it would
probably be the other way around.
Mr. Schwartz asked Mr. Rohrman to respond to a previous question
as to when the outdoor lights would be turned off at the proposed
dealership.
Mr. Rohrman stated that the main exterior lights would be on a
timer and set to shut off at 9:00 p.m. Monday through Friday and
at 6: 00 p.m. on Saturday. He further stated that night lights
would remain on until daybreak. He noted that if a customer was
still in the dealership consummating a deal, the doors would not
be shut. However, the exterior main lights would still turn off
but the office light would remain on until the deal was finished.
Mr. Schwartz noted that there was some concern regarding off site
delivery as a car carrier had been parked at the Buffalo Grove
Park District at 2: 15 p.m. adjacent to the Nissan dealership.
Mr. Rohrman stated that there is an agreement with the Park
District allowing his Nissan dealership to use the lot when it is
not needed for park activities and in turn the Park District is
allowed to use the lot at the Nissan dealership as needed.
Mr. Schwartz asked if the Park District property would be used to
unload cars for the Saturn dealership.
Mr. Rohrman stated that would not be the case as it would be far
too dangerous for a truck to maneuver across Dundee Road. He
stated that the vehicles delivered to the Saturn dealership would
be unloaded on the Saturn site.
Mr. Schwartz asked that Mr. Rohrman address the concern of test
driving through the local neighborhood.
Mr. Rohrman stated that he feels it is mandatory to have a test
drive route and that he would have the sales person in the
driver' s seat to start with on a set route. The sales person
would then exchange seats with the customer at prearranged spot
and continue on to bring the car back to the dealership. The most
probable route for test drives would be west on Dundee to Route 53
and then north on 53 to Lake Cook Road and then back to the
dealership. He further stated that all interior local street
drives would be prohibited by signs on the back entrance.
Mr. Schwartz asked Mr. Rohrman to list his experience in the auto
industry.
Buffalo Grove Plan Comm-Public Hearing-September 1, 1993-Page 5
Mr. Rohrman stated that he began selling used cars in 1955 in
Lafayette, Indiana and the moved up to new car sales. He then
became sales manager, general manager and quit in 1963 to start
his own used car lot. In 1969 he acquired the Toyota franchise
and then the Rambler franchise and the Lincoln Mercury and Subaru
franchises all located in Lafayette.
In 1984 he opened a Honda franchise in Schaumburg. He noted that
he has seven full facilities in Lafayette which include parts and
service and seven full facilities in greater Chicago. In all he
operates 23 franchises. In addition, Mr. Rohrman listed many
national organization affiliations.
Chairman Silbernik asked how the traffic counts at the
Libertyville dealership were developed and what periods they
cover.
Mr. Coppolino stated that the sheet was physically prepared for
each day and for each department for a maximum of five sheets each
day. On each sheet was listed the date, time entered, where the
car was going, customer identification and order number.
Chairman Silbernik asked if this traffic count included employees
entering or test drives.
Mr. Coppolino stated this did not include employees or test
drives.
Commissioner Goldspiel asked how the proposed dealership in
Buffalo Grove compares in building size and parking size with the
other four dealerships in the area.
Mr. Rohrman stated that the Libertyville dealership building is
approximately 20, 000 square feet on 3 .0 acres; the dealership in
Waukgean is approximately 25, 000 square feet on 3 . 5 acres; the
Buffalo Grove dealership would be approximately 17, 000 square feet
on 3 . 5 acres. He further noted that his other dealerships were
acquired as existing stores and were then remodeled.
Commissioner Goldspiel noted his concern with the fact that if the
Buffalo Grove dealership is to sell 2 to 3 times as many cars as
Waukegan or Libertyville while the lot area and building size are
about the same, overcrowding is a distinct possibility.
Mr. Rohrman stated that he expects to sell approximately 1,200
cars at the Libertyville facility and 2, 000 cars out of the
Buffalo Grove facility. Last year in Schaumburg approximately
3 , 000 cars were sold on a similar lot size and facility without
any problems.
Mr. Schwartz stated that the Buffalo Grove Saturn dealership is a
prototype building sized for the proposed operation, and as soon
Buffalo Grove Plan Comm-Public Hearing-September 1, 1993-Page 6
as the Highland Park facility opens inventory can be moved among
the four stores without storage problems at Buffalo Grove.
Commissioner Goldspiel asked if the Commission could be assured
that there would be no parking on side streets or storage of
vehicles on side streets.
Mr. Rohrman stated there would be no parking on side streets and
if offsite storage is needed they would go to a commercial site.
He stated, however, that he doubts that there would be any need
for off-site storage of vehicles.
Commissioner Krug asked if the Libertyville traffic counts
included test drives.
Mr. Coppolino stated that they did not.
Commissioner Krug asked if the dealer receives any fees from the
taxes.
Mr. Wolf stated that the Department of Revenue allows 1.75% of the
sales tax to be retained by the dealer.
Commissioner Rhodes asked if there is a set pattern for test
drives for the Nissan dealership.
Mr. Rohrman stated it is about the same as the one proposed for
the Saturn dealership.
Commissioner Rhodes asked if the same type of timers for the
lights are being used at the Nissan dealership as are being
proposed for the Saturn dealership.
Mr. Rohrman stated they are not the same.
Commissioner Rosenston noted his concern with the police report
concerning the proposed berm and possible criminal activity on the
dealership site, and he asked the petitioner to respond concerning
the proposed berming and the possible use of gating to prevent
after hours access to the site.
Mr. Coppolino stated that they will gate at the rear of the
property at Weidner Road if the Village wants it. He noted that
the Fire Department may have some concerns about emergency access
to the site if a gate has to be opened before equipment can get
onto the property. He stated that they would like to either
eliminate the berm or lower the height of the berm along Weidner
Road. At the north edge of the dealership site they would like to
make the berm a more undulating type of feature as they do not see
the need for such extensive berming when the area is quite a
distance from the adjacent properties.
Buffalo Grove Plan Comm-Public Hearing-September 1, 1993-Page 7
Mr. Coppolino stated that his recommendation would be to have a
smaller undulating berm with some pine and deciduous trees as well
as shrubbery instead of the proposed thick living wall. He noted
that the whole site would be more aesthetically pleasing with less
heavy landscaping.
Commissioner Rosenston noted the Police Department request to have
all entrances gated.
Mr. Coppolino stated that the gating question is usually dependent
on the individual police departments and they will conform with
the Buffalo Grove Police Department request if so desired.
Commissioner Genell asked how the proposed lighting plan compares
to the lights at the Libertyville dealership.
Mr. Coppolino stated that the Libertyville lights are not as
bright as the ones being proposed for Buffalo Grove. He noted
that the Libertyville lights are under the requirement for foot
candle range. He stated that the lights at the proposed Buffalo
Grove dealership will be brighter but will not be as bright as the
typical dealership as these new lights use a sharp cut-off design
to keep light on the site without spilling onto adjacent areas.
Commissioner Genell inquired when Mr. Rohrman purchased the
subject property in Buffalo Grove.
Mr. Rohrman stated he purchased the property in 1989.
Commissioner Samuels asked if any alternative sites either in
Buffalo Grove or elsewhere had been explored for the dealership.
Mr. Rohrman stated that he has had some discussions with Arlington
Heights but there were no other sites considered in Buffalo Grove.
Mr. Rohrman stated that Lake Cook Road had been mentioned by the
Village Board but noted that his dealership would then be standing
alone which is not good for the auto industry. He further noted
discussions with the Buffalo Grove Park District for an exchange
of property whereby Bison Park on the south side of Dundee would
be exchanged for the Chatham B-3 site on the north side of Dundee.
However, the Park District declined such a land swap.
Commissioner Berman asked what effect a less intensive berm would
have on the sight lines.
Mr. Coppolino stated that there are only 10 to 12 windows that
overlook the proposed site from Weidner Road and the closest house
adjacent to the proposed property is 232 feet. The farthest house
from the property is 541 feet. He stated that if the berm is
lowered and some ground cover and deciduous trees are interspersed
and added, these would be the only things seen. This would be a
Buffalo Grove Plan Comm-Public Hearing-September 1, 1993-Page 8
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pleasing appearance instead of a threatening wall. He noted that
the Police Department report makes a good point concerning
possible criminal activity being screened because of the berming
and heavy landscaping.
Commissioner Berman noted that he will not favor the complete
elimination of a berm on the north side of the property for
reasons of continuity.
Chairman Silbernik noted that the requested evening traffic counts
had not been provided and asked what the general percentage of
traffic was for daytime, evenings and Saturdays.
Mr. Rohrman stated that from 7:00 a.m. to 9: 00 a.m. most cars
coming in are for service related problems. Therefore,
approximately 50 percent of cars coming in during the early
morning hours are for service purposes and all service related
autos leave prior to 6:00 p.m. He further stated that employees
report to work at 9: 00 a.m. and 50 percent of all cars are sold
between the hours of 9:00 a.m. and 5:00 a.m. and another 50
percent are sold between 5:00 p.m. and 9:00 p.m. Mr. Rohrman
stated that there is no service work done on Saturdays and car
sales occur evenly between 9:00 a.m. and 6:00 p.m.
Chairman Silbernik asked how many visits by customers occur bef ;re
a purchase.
Mr. Rohrman stated that the national average shows that 25 to
30 percent or roughly one third of all cars are sold during the
first visit. The rest of car sales depend on a second or third
visit to the dealership. He noted that his own dealerships seem to
run approximately 40 percent of all cars being sold during the
first time visit.
Chairman Silbernik asked what percentage of Saturn customers come
back to the dealer for service.
Mr. Rohrman stated approximately 80 percent of the customers
return to the dealer for service and this rate drops off as the
car gets older and the warranty is lost. He noted that as long as
a car is under warranty, almost 100 percent of the cars are
brought to the selling dealer for service.
Chairman Silbernik asked what the expected number of car sales is
projected for Buffalo Grove.
Mr. Rohrman stated that he expects approximately 2, 000 cars to be
sold and this figure takes into consideration the fact that as
more dealerships open, sales figures drop at all dealerships
because the new business is being spread out over a larger number
of stores.
Buffalo Grove Plan Comm-Public Hearing-September 1, 1993-Page 9
Chairman Silbernik asked if it would be possible to have automatic
doors installed in the dealership service facility.
Mr. Rohrman stated that could certainly be done.
Faye Fullett, 700 Weidner Road, asked what kind of donations have
been given to the schools or the Park District and if any security
would be provided to ensure child safety when walking to school.
Mr. Rohrman stated that they give to schools in all areas where
their dealerships are located. He noted that he is unsure of
their involvement in Buffalo Grove as the Nissan dealership was
just recently opened. He stated that he would do whatever
possible to ensure child safety and further noted that it is
pretty dangerous to walk across that area right now. He noted
that they would be constructing an eight foot sidewalk on the
property which will be a lot safer than what is presently
available.
Mr. Sashko, 109 Beechwood, asked what control there would be on
mechanics taking cars on test drives for servicing needs.
Mr. Rohrman stated that he would try to eliminate test drives out
onto Weidner Road by setting rules and regulations for the
technicians and posted signs. He noted that generally the
technicians need higher speed roads for service test drives and
Weidner Road would not be a good road for such testing. He
further noted that low speed problems would utilize a large
shopping center lot for testing.
Mr. Ray Horkman, 13 Beechwood Court West, asked if Mr. Rohrman has
any other dealerships directly next to a school.
Mr. Rohrman stated that he does not have any dealerships directly
next to a school but there is one about one block from a school.
Mr. Don Godgin, 682 Hapsfield, stated that the proposed service
area would face Hapsfield Lane providing a terrible view for the
residents with noise and echos from the service department. He
further noted that there are already many accidents caused by the
high school students parking in the area and this project will
ensure even more.
Mr. David Bernauer, 611 Hapsfield Lane, asked what the foot
candles are at the present Nissan dealership because they are
truly terrible.
Mr. Coppolino stated that the Nissan dealership uses the old
lighting system although some improvements are being made if
possible. He further noted that as there are three dealerships
together, the lighting is increased.
Buffalo Grove Plan Comm-Public Hearing-September 1, 1993-Page 10
Mr. Bernauer suggested that some kind of fencing or guard rail be
placed across the dealership along Dundee Road to protect children
from any cars coming over. He also suggested that a crossing
guard would be a good idea for children crossing Dundee Road.
Sharon Kelley, 22 E. Fox Hill Drive, stated that she is a realtor
in the Buffalo Grove area and that many people are concerned with
taxes in Buffalo Grove and this project would be a tremendous
source of money to lower property taxes and benefit the school
district.
Chairman Silbernik stated that most property taxes go to the
school districts while sales taxes go directly to the Village and
the sales taxes from this car dealership would not benefit the
school district.
Commissioner Samuels stated that the school district will benefit
from the assessed valuation of the property with an improvement on
it as opposed to an unimproved parcel of property.
George Wurtzinger, 621 Hapsfield, asked if there was any evidence
as to whether such a project would affect the residents' property
values.
Chairman Silbernik noted that there had been a letter from a local
realtor to the effect that this project would most likely
adversely affect property values. However, Mr. Rohrman's expert
witness had testified at the first portion of the public hearing
that he was not an expert in this area and was not prepared to
testify in response to that letter.
Mr. Wurtzinger stated that there have been several security
problems at the Nissan dealership and that more police involvement
is necessary.
George Welter, 611 Hapsfield Lane, stated he is an former realtor
and his experience has shown that this type of project will cause
a 10 to 15 percent devaluation of real estate adjacent to the
commercial site.
Mr. Ron Defoe, 745 Weidner, stated that based on the study which
projects the Buffalo Grove Saturn dealership selling 2 to 3 times
as many cars as the Libertyville dealership, the traffic study
should be increased 2 to 3 times also. He commented that most
people will take cars out through Weidner for test drives.
Chairman Silbernik noted that Mr. Rohrman's testimony was that the
salespeople would take all cars out initially for the test drive
and this would be done on Dundee Road and the customer would not
drive the car until it reached Lake Cook Road.
Lenny Colen, 962 Hapsfield, stated that customers will use Weidner
Buffalo Grove Plan Comm-Public Hearing-September 1, 1993-Page 11
Road as this would be much more convenient for test drivers.
Ellen Mallow, 838 Stradford Circle, noted that there were many
more windows facing the dealership site than the 10 to 12
mentioned in the line of sight study. She stated that there are
at least 28 windows facing the proposed site.
Mr. Coppolino referred to the line of sight drawing which shows
only 10 to 12 windows which have any kind of view onto the
proposed site. He said he stands corrected if this is not an
accurate depiction of the proposed windows. He noted, however,
that his study is referring to second floor windows, which are the
only residential windows that would have a direct view of the
dealership site.
Mr. Ben Pomerantz, 773 Weidner, asked if the Village would be
liable for any personal injuries suffered by people near the
dealership because of the berms. He noted that the police memo has
raised the issue of potential criminal activity being screened
from view.
Mr. Raysa stated the Village would not be liable.
Mr. Pomerantz asked if there would be no light spillover from the
dealership property because of the fixtures used in this new
lighting system.
Mr. Coppolino stated that it will not be akin to a black hole,
rather the lights are forced onto a specific area.
Mr. Pomerantz how many car dealers are next to Mr. Rohrman's
Saturn dealership in Libertyville.
Mr. Rohrman stated that there are Pontiac and Chrysler dealerships
next to his dealership in Libertyville, Hyundai and Mazda
dealerships are directly across Milwaukee Avenue from his site.
Felicia Homan, 652 Hapsfield, noted that the area has many young
children and their safety many be jeopardized by this plan. She
asked what guarantees can be made that the general manager and
assistant manager will enforce the policies outlined by Mr.
Rohrman. She also asked how many of his other dealerships are
located in residential areas.
Mr. Rohrman noted that this property is not zoned residential.
Further, he stated that in Libertyville the residential area is
located directly in back of the dealership. In Lafayette, Indiana
the residential area is also located behind the dealership and in
Ft. Wayne there is a dealership which has residences along three
sides. He further stated that he would institute very strict
enforcement of his policies concerning operational items such as
no test driving in residential areas.
Buffalo Grove Plan Comm-Public Hearing-September 1, 1993-Page 12
Alice Balaczo, 834 Stradford, noted concern with people parking
and waiting for the service department on the side streets of the
neighborhood.
Mr. Coppolino referred to Exhibit #9 which shows the service area
with room for 6 automobiles with another 10 to 12 cars
accommodated directly outside of the service department.
Mark Elias, 664 White Pine, stated that based on the sale of 2, 000
cars per year, the average is approximately 26 trips per day not
counting service, deliveries and employees. He noted that the
traffic counts presented therefore do not make any sense.
Commissioner Silbernik stated that the traffic counts at
Libertyville did not include employees or test drives and were
conducted by one of Mr. Rohrman's employees.
Commissioner Samuels noted that the traffic study by the Mr.
Rorhman concerning peak hours includes information from the
dealership in Libertyville, and these figures are consistent with
the counts that Mr. Carmignani, the Village's traffic consultant,
provided to the Plan Commission when comparisons were being made
between the approved office plan for the site and the proposed car
dealership use. He noted that the testimony is that it is
consistent with what the industry averages are indicating
established figures for an automobile dealership of 25 entrances
and 10 exits during A.M. peak hours; 20 entrances and 30 exits
during P.M. peak hours, and 30 entrances and 25 exits on
Saturdays. He noted that these are counts per hour. He also
reiterated that the petitioner testified that their numbers are
wholly consistent with what was provided to the Commission by
Mr. Carmignani.
Mr. Schwa tz stated that the development team accepted the report
from Jame- J. Benes and Associates as accurate concerning peak
hour traffic at a car dealership. He noted that the counts at
Libertyville were done by an employee and were not tendered as
expert te-timony.
Mr. Elias asked that the traffic counts be taken into
considera ion before voting on the plan.
Mr. Elias submitted a flyer which had been circulated in the
neighborh.od and asked that its veracity be verified. The flyer
alleged t at Mr. Rohhman has an agreement with the Park District
for the u-e of Bison Park for employee parking.
Mr. Rohrm:n stated he has an agreement to park some cars at Bison
Park when it is not being used.
Chairman .ilbernik asked if anyone on the Plan Commission recalled
Buffalo G ove Plan Comm-Public Hearing-September 1, 1993-Page 13
if the agreement was for employee parking only.
No one on the Commission recalled such a statement.
Mr. Elias asked if the reflective light effect would still be
present event with the use of the new lighting system.
Chairman Silbernik noted that actual reflective light cannot be
measured on the parcel as the parcel is empty at present.
Gene Johnson, 950 Beechwood, asked what time a gate would be
opened if one were installed.
Mr. Rohrman stated that any kind of gate would be opened at 6:45
a.m. by the service manager.
Mr. Johnson asked where cars would wait for the gate to open,
since customer needing service would arrive before 6:45 a.m.
Mr. Rohrman noted that the Schaumburg dealership sold 4, 000 cars
last year and there were no cars sitting on the street waiting for
the service department to open.
Mr. Schwartz noted that Mr. Coppolino had detailed the car
stacking capabilities of the proposed plan.
Commissioner Goldspiel noted that if a gate is placed on Dundee
Road as recommended by the Police Department, then there would be
a traffic problem with cars backing up on the street if they
should get there earlier than the gate was opened. He stated that
this is something to be taken into consideration when voting on
the plan.
Mr. Johnson asked where employees would be park.
Mr. Coppolino noted that there will be 30 spaces for employee
parking provided on site.
Richard Sims, 735 Weidner, noted that there are already many
Buffalo Grove High School students parking along the side streets
in the neighborhood.
Chairman Silbernik stated that he doubts there would be very much
customer parking on side streets since adequate parking would be
provided on the dealership site. He further noted that parking is
allowed on public streets unless specifically restricted by
Village ordinance.
Eleanor Hesse asked if tax revenues to the Village would be offset
by declining property values caused by the dealership for
properties adjacent to the dealership.
Chairman Silbernik stated he does not know the net effect of
Buffalo Grove Plan Comm-Public Hearing-September 1, 1993-Page 14
declining property values and it is not known what the specific
affect the dealership would have on property values adjacent to
the site.
Commissioner Krug asked if the turning radius for carriers at the
northeast corner had been corrected.
Mr. Coppolino noted the necessary changes have been incorporated.
Commissioner Samuels reiterated the opinion of the Village's
traffic consultant in his memo dated September 20, 1991 which
stated "If this site is to be developed with 229,000 square feet
of office space, the area between Weidner Road and the Nissan/Park
District entrance will need to be reconstructed to provide dual
left turn lanes for eastbound Dundee Road onto Weidner Road to
accommodate the traffic generated from the office development. "
Commissioner Goldspiel asked that Chief McCann's memo of July 28,
1993 and Officer Bethge's memo of July 27, 1993 be made an exhibit
and part of the record.
I Chairman Silbernik entered these two memos as Plan Commission
Exhibit #1.
Commissioner Rosenston asked that the northwest corner turn radius
issue be addressed.
Mr. Coppolino stated that they will have to lose one more parking
space and do whatever is necessary to ensure a proper turning
radius on the northwest corner of the site.
There being no further comments or questions from anyone present,
Chairman Silbernik closed the public hearing at 10:40 p.m.
Respectfully s mitted, `
Fay Rubi , Recording Secretary
APPROVE B •
I
MARTIN S ERNIK, Chairman
1
Buffalo Grove Plan Comm-Public Hearing-September 1, 1993-Page 15
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
September 1, 1993
Rohrman Saturn Automobile Dealership
Chairman Silbernik called the meeting to order at 10:40 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
Commissioners absent: None
Also present: Mr. Marc Schwartz, Batler and Schwartz
Mr. Daniel Wolf, Batler and Schwartz
Mr. Ron Coppolino, Coppolino Associates
Mr. Robert Rohrman, Bob Rohrman Automobile
Dealerships
Mr. Richard Williams, Rolf C. Campbell &
Associates, Inc.
Mr. John Marienthal, Village Trustee
Mr. William Raysa, Village Attorney
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES - None
COMMITTEE AND LIAISON REPORTS - None
ROHRMAN SATURN AUTO DEALERSHIP, CHATHAM B-3 PARCEL, NORTHWEST
CORNER OF DUNDEE ROAD/WEIDNER ROAD - REZONING TO B-4 AND
PRELIMINARY PLAN
Moved by Commissioner Rhodes, seconded by Commissioner Berman to
recommend approval to the Village Board of the petition for
rezoning from the B-3 Planned Business Center District to the B-4
Business Services and Wholesale District and approval of a
Preliminary Plan.
Commissioner Goldspiel stated that he would like to incorporate by
reference his remarks from the last public hearing regarding the
inappropriateness of this proposal. He further stated that the
issue of berming and screening needs attention. He stated that
Buffalo Grove Plan Comm-Regular Meeting-September 1, 1993-Page 1
the reason this is such a difficult question for this proposal is
due to the fact that this is not consistent with the neighborhood
for which it has been proposed.
Commissioner Krug stated that the development team did a wonderful
job. He stated that historically everything has been done to keep
the north side of Dundee Road aesthetically pleasing. He noted
his belief that Dundee Road is a good and proper zoning line
between the commercial district on the south side of the street
and the residential district on the north side. He therefore
stated that he could not support the proposed rezoning and auto
dealership plan.
Commissioner Rhodes stated that he would not want to see Dundee
Road look like Golf Road in Schaumburg or Milwaukee Avenue in
Libertyville. He stated that he would not want to see this corner
blighted by parked cars and such and he would not support this
plan as this is an inappropriate location for this development.
Commissioner Howard stated that she agrees with many of the
sentiments of her fellow commissioners against the proposed
rezoning and auto dealership plan. She stated that B-4 zoning is
unacceptable at this site and she thinks Dundee Road is the
appropriate demarcation line between the residential and
commercial districts in this area of the Village.
Commissioner Rosenston noted that there are many advantages and
disadvantages to bringing this project to the Village. However,
looking at the proximity of the high school fields and reading the
police reports, he is concerned with the proposed rezoning. He
noted that in trying to determine why this project needs to be
isolated with site planning elements such as large berms, it was
occurs to him that this is an inappropriate use in this area and
one that he could not support.
Commissioner Genell stated that "as Plan Commissioners we are here
tonight to consider a change in zoning request for a change in
zoning from B-3 to B-4. The petitioner's role is to present
testimony showing the proposed use for the subject site is
reasonable; and how such a change conforms to our zoning ordinance
and comprehensive plan.
Factors used to determine the highest and best use of a site or
that the proposed site is reasonable are:
1. Suitability of the site - Physical conditions fully support
its use as a dealership. The detention pond will serve as a
buffer to the north. The Buffalo Grove Zoning Ordinance,
Chapter 17.44 under the B-4 zoning classification already
provides as a permitted special use an auditorium, stadium,
arena, armory, gymnasium and other similar places for public
events - thus, establishing that the requested use would be
Buffalo Grove Plan Comm-Regular Meeting-September 1, 1993-Page 2
compatible with the existing school to the west.
2 . Trend and Development - Uses along Dundee Road are almost
exclusively commercial. Testimony has been rendered here
tonight that from Arlington Heights Road to Route 53 on the
north side, 885, 000 square feet is of a commercial or retail
use and 195, 000 square feet is in Buffalo Grove and 690, 000
square feet is in the Village of Arlington Heights.
3 . Compatibility - The proposed use would be, in my opinion,
compatible with the uses along Dundee Road. Unlike uses are
separated via the rear property line behind which exists
multi-family and single-family developments. The closest
dwelling unit, according to testimony under oath, is
approximately 541 feet away to the north.
4. Economic Benefits - Sales dollars generated from sales will
benefit the entire Village and it will be of economic benefit
in that the value of the site will increase. Existing auto
dealerships have not proven to cause a decline in property
value to the surrounding uses. In addition, the requested
use will be less intensive in use than an office use under
the B-3 zoning.
5. Health, Safety and Welfare - As long as the proposed use is
developed to Buffalo Grove codes and ordinances, the Village
will be protected and not be liable for litigation.
6. Length of time property vacant as zoned - Approximately four
years as testified.
The visual slope/berming as expressed should be very aesthetically
pleasing and will be discussed further by the Architectural
Commission, staff, and Police Department.
It is my belief that this property belongs in the commercial
category and a property use within that category is an automobile
dealership.
Mr. Rohrman has met with every request that this Commission has
Y
requested and has testified under oath to comply with the demands
of this Plan Commission.
Commissioner Genell stated that she will support this project.
Commissioner Samuels noted that the police report concerning the
berming and lighting and stating the incidence of criminal
activity would seem to be activity directed at the dealerships
themselves and not a public safety issue.
Commissioner Samuels read his statement which stated, " . . .I have
several comments to make regarding both the petition and plan with
Buffalo Grove Plan Comm-Regular Meeting-September 1, 1993-Page 3
which we are presented and the issues and comments that have been
made in the various proceedings that have taken place. First, I,
as most of the other commissioners, thank the development team for
a thoroughly professional presentation. This planning process has
taken many months and the plan has been changed - not
insignificantly - by the questions, comments and ideas input
through the workshop process and even right up to this evening's
public hearing.
Next, I would like to address some of the comments and issues
concerning the presentation. Commissioner Goldspiel, in his
comments explaining his reasoning for rejecting the plan stated
that it simply was not good or proper planning to put all of the
uses of a given type in only one area of the Village. I disagree.
There are instances where it is necessary and proper to have all
of the uses segregated in one area. For example, and, since
Commissioner Goldspiel used the artificial dividing line of Lake-
Cook Road, I will use it also; all of the industrial zoned land in
Buffalo Grove lies in three large but almost connected areas north
of Lake-Cook Road. There is absolutely no land zoned industrial
south of Lake Cook. There is often a good reason to group
activities or uses together and that is: Commercial
reasonableness and convenience. In the case of automobile
dealerships this is almost always the case. Rarely is a single
dealership found standing alone. Far more often they are bunched
together in close proximity. It is a matter of commercial
reasonableness that requires this - people like to go from one
dealership to the next to look at and price various models before
selecting one.
Several Commissioners have commented about the "historical"
preservation by the Village of Dundee Road for residential uses
and their abhorrence of commercial uses on it. While that may
have been a valid point during years past as many undeveloped
parcels existed in the area, it certainly has run its course by
now. This is the last-not one of the last-but THE LAST piece of
undeveloped property in the area. There will be no "Domino
Effect" from the opening of what would be the fourth car
dealership in the area. Many of the nearby residents have decried
what they perceive as a potential detriment to their property
values. I cannot agree with this assessment. Maybe the
construction and operation of the first or second dealership in
the neighborhood had an adverse effect on the property values in
1 the area. But, by the time of the third or fourth dealership, the
devaluation, if any, has already occurred. The value of these
properties is what it is given the character of the area and
opening a fourth dealership does not change the character of an
area.
I 'm sorry, folks, but Dundee Road is not a residential street. It
is a commercial avenue. Look at the existing uses within the area
from Arlington Heights Road to Buffalo Grove Road: There are
Buffalo Grove Plan Comm-Regular Meeting-September 1, 1993-Page 4
restaurants, a convenience store, fast food franchises, an animal
hospital, three car dealerships, a park, some rear and side yard
residential frontages, a nursery, a church, a bank, a fire
station, some small retail shops, more restaurants, a strip
center, another bank, another strip center, some multi-family
residential units, a few more residences, another strip center, a
few more residences, another park, some more multi-family
residential units and the High School. In the midst of all of
these, already zoned B-3 and approved by the Plan Commission and
the Village Board as over 200, 000 square feet of 5 story tall
II' office buildings, is the Rohrman Parcel. To characterize this
area as being residential in nature is to engage in fantasy.
Good planning incorporates transitional zoning concepts. It
places the heaviest, commercial, industrial and business uses on
the arterial streets and thoroughfares. It then buffers the
single family residential areas with multifamily developments
between them and the commercial areas. That is exactly what is
proposed here. A Plan Commissioner's job is two-fold. It
involves deciding whether or not a proposed development is
appropriate in a given area and it involves evaluation of the form
and content of that development.
When all of the hype and emotion are boiled off of this particular
proposal, what we are left with is a proposal to change an
existing B-3 to a B-4 use and a plan that has been reworked and
fine-tuned with deference and sensitivity to the adjoining
landowners. It is well designed, heavily bermed and densely
landscaped, both horizontally and vertically. The lighting has
been designed to be as unobtrusive as possible; and the owner will
be prohibited from the use of any outdoor speaker paging system.
The traffic generated by the proposed use will be significantly
less than that which would accompany the existing zoned use. the
revenues, in the form of sales taxes generated are both
substantial and beneficial to the entire Village as they will help
to move the Village away from its past reliance on property taxes
as a primary source of revenue and toward a balanced revenue
source base.
To say that "yes, this is a good plan; but it is not in the right
place" is, in the words of my generation, a cop-out. There is
nowhere in the Village presently zoned for a car dealership. Mr.
Rohrman has told us time and again that the Saturn rn Corporation
wants a facility in Buffalo Grove. He bought this piece of
property because, I assume, he looked at every available option
and then decided that this property had the highest probability of
success for his operation. The question is: is this a good plan
on an appropriate site? For all of the reasons I have just
stated, my answer is "yes" ; and I will cast my vote in favor of
the petitioner. "
Commissioner Berman stated as follows:
Buffalo Grove Plan Comm-Regular Meeting-September 1, 1993-Page 5
"I have carefully considered the proposal before us. This is,
without question, the most difficult decision I have been called
upon to make during my tenure on this Commission.
What may be the most appropriate use of any particular property
depends on all of the physical, economic and social conditions
prevailing within the municipality, as well as the needs of the
Village, both present and reasonably in the future. The property
outcome necessarily involves a balancing of the various interests
and interested parties, including the Petitioner, the neighbors
and the Village as a whole.
I start with the fact that this parcel is zoned B-3 and designated
for office use. A Comprehensive Plan must be, however, by its
very nature, a generalized guideline for the development of a
dynamic community. It is an egregious error to color the Plan
with more authority than this limited function. A Comprehensive
Plan is not and cannot become fixed and immutable; it must be
continuously re-examined and must be amenable to change whenever
circumstances demonstrate a significant need. While I believe,
that the initial premise of the Comprehensive Plan designation for
this parcel was sound -- it is unlikely that this property ever
could viably be developed for residential use -- the vagaries of
the marketplace have cast similar doubt on the possibility that
this parcel could or would be developed for office use. As a
result, it is imperative that this Commission give careful
consideration to the proposed alternative commercial use proposed
by the Petitioner.
The plan for the site as presented by the Petitioner is sound.
The development teamhas incorporated substantial
al design elements
to make the plan functional and aesthetic. Even Chairman
Silbernik, while stating his opposition to the proposed location,
has conceded that the Petitioner has modified the plan in every
way requested by this Commission. The modifications offered by
Mr. Rohrman will address the Police Department concerns while
maintaining a significant aesthetic buffering of the property.
The location choice is a more difficult question and is the issue
which has dominated the discourse throughout the hearing. We must
remember that the intended role of this Commission is to weigh the
best interests of the entire community, not to become a referee
between the Petitioner and his neighbors. To do so would allow
the process to be subverted and would create, to quote a noted
land-use expert, "government by screaming" and "trial by
neighborism. "
On the other hand, the neighbors have, in fact, raised some
legitimate concerns concerning the proposal, including its
proximity to residential areas, the possibility of increased
traffic and the possibility of alternative uses in a B-4 district.
Buffalo Grove Plan Comm-Regular Meeting-September 1, 1993-Page 6
In favor of the proposal, however, is the fact that the parcel is
located with frontage along Dundee Road, a largely commercial
corridor and one of the most heavily traveled arteries in and
around the Village. In addition, the proposed development will
enhance the economic status of the Village and generate a not
insignificant amount of revenue for our taxing districts.
The location of the parcel along Dundee Road is, from my
perspective, significant. I appreciate the comments made by
Commissioner Goldspiel and others to the effect that an effort has
been made in the past to limit commercial development on the north
side of Dundee within the confines of the Village and that LaSalle
factors could be proffered to support Dundee Road as a dividing
line. However, when we look at this parcel in terms of the region
as a whole and the Dundee Road corridor, particular,articular► it becomes
clear that Dundee is not generally treated as a demarcation line
and from Waukegan Road on the east to Route 12 on the west, Dundee
Road is a major commercial corridor. Within the Village there is
substantial commercial presence on Dundee. Across from the
subject property already are several existing dealerships. Not
far to the west, are several major commercial centers both in the
Village and in Arlington Heights. to the east are several
commercial centers in the Village and even more in Wheeling. It
cannot, therefore, be said that some manner of commercial
development of this property is out of context or facially
inappropriate.
This planning body must also consider the impact of the proposed
land use not only on the neighbors but upon a broader spectrum of
interests. The Village Board has stated that its goals and
policies for development include maintaining economic growth that
strengthens the local tax base and increases the economic and
employment opportunities in the area as well as maintaining a
level of retail and business activity sufficient to meet the needs
of the community. I believe, based on the testimony and
information presented by the Petitioner, that development of this
parcel in accordance with the pending proposal would generate a
significant stream of sales tax revenues for the Village amounting
to approximately a quarter of a million dollars a year. In
addition, the property taxes paid by the Petitioner after
development of the plan, would substantially exceed those
currently paid for the property as an undeveloped parcel -- a
condition it is likely to remain in for some time if we insist on
it remaining classified for office use. Finally, the proposed
�./ dealershipwillprovide job opportunities for our residents, an
PP
element vital to the economic health of the Village.
In reviewing the information provided by our traffic engineer and
the information provided by the development team, I am convinced
that this proposal would have a lesser traffic impact on the area
than would the approved office complex. Common sense dictates
that the absolute volume of traffic generated by an office complex
Buffalo Grove Plan Comm-Regular Meeting-September 1, 1993-Page 7
would be significantly greater than the proposed development. Mr.
Rohrman has testified that significant regulations will be in
place to minimize, if not eliminate neighborhood traffic. The
possibility of "cut-through" traffic is, in my opinion, greater
for an office complex whose substantial number of tenants and
employees will become familiar with the area and progressively
seek out alternative routes to the complex. That number will be
significantly greater than the volume created even if every
Rohrman employee cut through. Finally, in light of the fact that
car dealerships are closed on Sundays, there would be no traffic
related to the dealer on one day of the week; the same is not true
for an office complex.
The ecological concerns raised by the neighbors -- that the parcel
is bucolic green space which is home to fish and birds whose
habitat may be disrupted -- cannot form the basis for this
Commission's actions. No one on this Commission is a greater
supporter than I of the preservation of open green space within
the Village. Nevertheless, we as a Village do not have the
authority to impose upon a private landowner, through zoning, the
requirement that he refrain from development so that his parcel
can provide public recreational space. While we as a Commission
may certainly regret loss of the open space through development,
we are not empowered to preclude it.
With regard to potential alternative uses of the site as a B-4
district, I think it is fair to say that Mr. Rohrman is not a fly-
by-night operator. He is an established businessman with a
particularly impressive track record. Based on his record, and
the success of the Saturn product, we should anticipate that the
dealership, if built, will remain in place for a very long time.
As a result, I believe the concerns that the property may be
redeveloped for intrusive or noxious uses in the future is
unfounded.
In an era of shrinking economic support from Washington and
Springfield, we as a Village must seek out new avenues of
financing municipal services or we will bear the burden in our
property taxes. The best avenue to fiscal self-sufficiency is a
stable, tax paying commercial element within the Village. The
sales taxes reduce the cost of Village services while the
assessment of the property as a commercial development would
generate significant property taxes. We must therefore encourage
businesses to locate within our boundaries and to remain here.
And while we need not and will not blindly accept every business
proposal, overt, personal hostility is equally unwarranted.
We as a Plan Commission cannot lose sight of the fact that there
are circumstances where the landowner's ambitions are in conflict
with those of his neighbors but are consistent with the interests
of the greater Village, considered as a whole. This Commission
has addressed several such issues in recent past. On that comes
Buffalo Grove Plan Comm-Regular Meeting-September 1, 1993-Page 8
to mind clearly is the Park District development at Route 22 and
Buffalo Grove Roads which was substantially more densely developed
than the neighbors would have preferred and incorporated lighting
to which the neighbors objected strongly. This Commission
supported the Park District's request in large part because of the
perception that the benefits to the community at large outweighed
the detriments imposed on the relatively small number of neighbors
directly affected by the traffic, noise and lighting which
undoubtedly will be caused by the park as developed.
I believe, based on the evidence presented here, that this
proposal will provide a financial and economic benefit to the
Village in a location which, while not ideal, is not unsuitable
for the plan proposed. Any detriment to the neighbors is
diminished by the substantial effort undertaken by the Petitioner
to screen the propriety and is offset by the benefit to the
Village as a whole. While it is unlikely to make me a popular
person in this room, I will support this proposal and urge the
other members of the Commission to do so as well.
Chairman Silbernik stated that this is not a traffic count issue
or an income or revenue issue. This is a quality of life issue.
This is a parcel of land that is surrounded on four sides by
residentially zoned property. He stated that there are some
issues that need to be resolved. It had been mentioned that 2, 000
cars are to be sold at this proposed location which means at least
5, 000 single customer visits. That does not include multiple
visits, service visits, test drives or employees. He further
stated that Mr. Campbell has substantiated that the north side of
Dundee Road within the boundaries of the Village of Buffalo Grove
is not commercial. Of the 685,000 square feet of commercial
property along the north side of the Dundee Road corridor as
defined by Mr. Campbell, less than 200, 000 square feet is in
Buffalo Grove. The balance is in Arlington Heights and Wheeling.
He further stated that he sees conflicting information, safety and
security issues, and the LaSalle zoning factors in a different
light than some of the other Commissioners, and the trend of
development clearly established is that the north side of Dundee
Road is not commercial. He noted that he does not see
compatibility of the proposed use with the area as it is
surrounded by residential areas. He noted concerns with the health
safety and welfare of the community based on the police reports.
Given these facts he stated he could not support this plan at this
location.
Chairman Silbernik called for a vote on the motion and the vote
was as follows:
AYES: Samuels, Genell, Berman
NAYES: Goldspiel, Krug, Rhodes, Howard, Rosenston, Silbernik
ABSENT: None
ABSTAIN: None
Buffalo Grove Plan Comm-Regular Meeting-September 1, 1993-Page 9
The motion failed 6 to 3 .
CHAIRMAN'S REPORT - None
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated there would be a special meeting on September 8,
1993 for the proposed Comerica Bank plan and the Checker Place
residential development.
PUBLIC COMMENTS AND QUESTIONS
A person in attendance at the public hearing asked what Mr.
Rohrman's options are at this point.
Chairman Silbernik stated the Plan Commission's recommendation
concerning the rezoning and site plan will go to the Village
Board. He noted that the Village Board has the opportunity and
right to make a decision that is contrary to the Plan
Commission's recommendation. He indicated that anyone interested
in attending the Village Board meeting when this item would be
considered should check with the Village staff to find out the
agenda date.
STAFF REPORT - None
NEW BUSINESS - None
ADJOURNMENT
Moved by Commissioner Rhodes, seconded by Commissioner Berman, and
carried unanimously to adjourn. Chairman Silbernik adjourned the
meeting at 11:30 p.m.
Respectfully su itted,
Fay ubin Recording Secretary
APPROV
MARTI SILBERNIK, Chairman
Buffalo Grove Plan Comm-Regular Meeting-September 1, 1993-Page 10