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1991-09-25 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION September 25, 1991 Rohrman Automobile Dealerships Chatham B-3 Parcel and the Happ Farm Northwest Corner of Weidner Road and Dundee Road Rezoning From B-3 and R-E to B-4 and Preliminary Plan Chairman Silbernik called the meeting to order at 7: 30 p.m. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Silbernik Mr. Krug Mr. Goldspiel Mr. Rhodes Ms. Howard Mr. Charlette Mr. Rosenston Mr. Samuels Ms. Genell Commissioners absent: None Also present: Mr. Bob Rohrman, Rohrman Automobile Dealerships Mr. Marc Schwartz, Batler & Schwartz Mr. David Miller, Metro Transportation Mr. John Pezl, CE Design, Ltd. Mr. William Herrmann, CE Design, Ltd. Mr. Robert Zolomij , Land Design Collaborative Ms. Mary Fritz, Land Design Collaborative Mr. Daniel Wolf, Batler & Schwartz Mr. Ken Carmignani, Village Traffic Consultant Mr. Brian Rubin, Village Trustee Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Rosenston, seconded by Commissioner Rhodes to approve the minutes of the Regular Meeting of August 21, 1991. Corrections were noted to page 9 to show that an environmental • Buffalo Grove Plan Comm-Special Meeting-Sept 25, 1991-Page 1 impact study was requested. Further, page 7 should reflect a Honda dealership in Schaumburg instead of a Saturn dealership. Page 12 should be corrected to include the word school. Commissioner Rhodes moved and Commissioner Rosenston seconded the motion for approval of the minutes as amended. All Commissioners were in favor, and the motion carried. COMMITTEE AND LIAISON REPORTS - None ROHRMAN AUTOMOBILE DEALERSHIPS, CHATHAM B-3 PARCEL AND THE HAPP FARM, NORTHWEST CORNER OF WEIDNER ROAD AND DUNDEE ROAD - REZONING FROM B-3 AND R-E TO B-4 AND PRELIMINARY PLAN -- WORKSHOP #2 Chairman Silbernik stated that the meeting is a workshop, not a public hearing, and the purpose of the workshop is for the developer to present the proposed site plans to the Plan Commis- sion for review and comment. Chairman Silbernik noted that persons in the audience would be given an opportunity to comment on the plans after the Commission had completed its questions. Mr. Schwartz noted that he is here tonight to address the twenty seven issues raised at the first workshop, however he would first like to introduce an alternative plan. Commissioner Genell inquired if an alternative plan would first have to go before the Village Board. Mr. Pfeil stated that the Village Attorney has determined that it is proper for the Plan Commission to consider the alternative plan but that an amendment to the petition would have to be made. Mr. Schwartz stated that the original plan consists of the 7.4- acre Chatham B-3 parcel which is already owned by Mr. Rohrman and eight-acre Happ Farm property. Mr. Rohrman would purchase the Happ property and sell the western four acres to School District 214 for development of playing fields. An auto dealership would be developed on the eastern four acres of the Happ property. The southern four acres of the Chatham B-3 parcel would be used for a second auto dealership, and the northern three acres would be donated to District 214 for additional playing fields. Mr. Schwartz noted that District 214 has initiated condemnation proceedings to acquire the Happ property. He noted that it would be a fiscal benefit to the School District to acquire the four acres of the Happ property from Mr. Rohrman as it would be sold for a fixed price. If this matter proceeds through condemnation, there is no way to judge what the cost of the property will Buffalo Grove Plan Comm-Special Meeting-Sept 25, 1991-Page 2 eventually be. Mr. Schwartz distributed an economic study done by the Village of Libertyville which analyzes the economic impact of dealerships to a community in terms of sales tax generation. Buffalo Grove was included in this study as a comparative community. The sales tax information in the study indicates that the loss of one dealership from the proposed Rohrman plan would mean a loss of approximately $180, 000 in annual tax revenues, assuming an average dealership. Mr. Schwartz further noted that an additional benefit of the proposed two automobile dealership plan is the addition of 7.5 acres of open space as well as the open space provided by the stormwater detention area. Mr. Schwartz noted that since the polling of the Plan Commission at the August 21, 1991 workshop indicated that six Commissioners do not favor B-4 zoning for auto dealerships at this location, Mr. Rohrman is suggesting an alternate plan for one dealership that may be viewed more favorably by the Plan Commission and residents near the site. He said that the alternate plan dated September 25, 1991 proposes one dealership on the Chatham B-3 parcel at Dundee Road, and a four-story office building on the north portion of the Chatham B-3 parcel. The alternate plan does not involve any land sale or donation to School District 214; the plan addresses only the Chatham property is already owned by Mr. Rohrman. He noted that an approved plan exists for two four-story office buildings on the Chatham B-3 property and that a one dealership plan would mean that the School District will have to proceed with the condemnation of the Happ property to acquire land near Buffalo Grove High School for playing fields. Mr. Zolomij stated that the alternate plan calls for one automobile dealership and one office building instead of the 229, 000 square feet of office space that is currently approved for the property. The southern 4. 7 acres of the property would house the Rohrman Saturn dealership consisting of a 23 ,700 square foot building, providing 198 parking spaces, and providing approximately 42 percent of the site as landscaped open space. The northern 2 . 7 acres would be developed as office space for a 40, 000 square foot, four story building. Three stories would be used for offices and the bottom floor would be developed for parking. Mr. Zolomij noted that Dundee Road would serve as one full access entrance and exit to the dealership with another entrance on Weidner Road opposite Hapsfield Road. The entrance to the office Buffalo Grove Plan Comm-Special Meeting-Sept 25, 1991-Page 3 building would be on Weidner Road, with another entrance on Stradford Circle. Mr. Pezl stated the engineering plans for the alternate site plan focus on maintaining adequate storm water detention on site by moving the pond further north on the property. The pond is to be a permanent water pool with aeration and adequate safety provisions. Mr. Pezl noted that there are existing water mains and sewer lines on the property and that any necessary fire hydrants would be provided. He further noted that the bike path would be constructed along Dundee Road. He stated that the full access driveway to the auto dealership would be across from an auto dealership on the south side of Dundee Road, and he believes the Illinois Department of Transportation (IDOT) will issue a permit for the full access driveway. Mr. Miller stated that the alternate plan has two fewer access driveways on Dundee Road than the two dealership plan, and traffic would move efficiently at both the Dundee and Weidner access points during the peak morning and evening hours. He noted, however, that there would be more penetration of traffic into adjacent residential areas because of the driveway to Weidner Road for the office development. Mr. Miller said he is aware of Ken Carmignani 's concerns about the location of the access driveway to Dundee Road, but in his opinion applicable IDOT design standards can be met. Mr. Miller stated that Mr. Carmignani's report focuses mainly on the concern regarding adequate stacking length for left turns off Dundee Road into the automobile dealership. He noted that Mr. Carmignani's concern stems from the State requirement that the median design incorporate an 85 foot turn lane to accommodate trucks. He further noted that there would only be approximately three truck deliveries per week to the auto dealership and felt that this design issue could be resolved. Mr. Carmignani stated that the most important issue involves the location of the proposed access driveway to Dundee Road in relation to the driveway farther west on Dundee at the Chrysler dealership. He noted that the spacing between the Chrysler dealership driveway and the Nissan dealership driveway on the south side of Dundee Road is only 230 feet. Ideally 350 feet is required from stop line to stop line to provide adequate median turn lanes. Therefore, the spacing is substandard. He stated that if the length of the left turn lane is shortened, it would adversely impact traffic flow on Dundee Road. Mr. Carmignani commented that IDOT allowed a substandard median turn lane for the Chrysler driveway, and proposed Rohrman driveway and median turn lane will make this situation even more substandard. Mr. Carmignani noted that the proposed two auto dealership Buffalo Grove Plan Comm-Special Meeting-Sept 25, 1991-Page 4 plan would have a lower traffic impact than the approved 229 , 000 square feet of office space on the Chatham B-3 parcel. Mr. Carmignani further noted that the figures presented by Mr. Miller's colleagues at the first workshop relative to the difference in volume of cars between an office building development such as the one already approved and the two automobile dealerships was correct. He further noted that the greater issue is the access driveway on Dundee, the impact of this driveway on the Chrysler driveway to the west, and the impact on traffic flow on Dundee Road during peak traffic periods. Mr. Schwartz stated that the Village of Arlington Heights has contacted Mr. Rohrman indicating an interest in finding a Dundee Road location for the proposed dealerships. Obviously, Buffalo Grove would lose the fiscal benefits from the proposed automobile dealerships if they were to be located in Arlington Heights. He said that Mr. Rohrman wants to work with Buffalo Grove and District 214 to develop a plan that is provides fiscal benefits and also is acceptable for the neighborhood by minimizing any negative impacts. Mr. Schwartz distributed letters sent to Mr. Rohrman from the President and Community Development Director of the Village of Arlington Heights inviting him to locate his dealership within the boundaries of Arlington Heights. Commissioner Rhodes inquired if the one dealership development plan was for the Saturn or Honda dealership, and he asked which dealership generated greater tax revenues. Mr. Schwartz stated that if the plan is for one dealership, it would be the Saturn dealership because Mr. Rohrman has a franchise agreement that has been signed. Mr. Rohrman's original deal for a Honda dealership has fallen apart because of the time it took to find a site in the Buffalo Grove area. Commissioner Rhodes noted his concerns relative to the alternate plan and noted the fact that the service bays are still facing Dundee Road which the Commission had objected to previously. Mr. Schwartz distributed photographs of front loading service bays and noted that by facing Dundee, the bays were facing a commercial street and away from residential properties. Commissioner Rhodes inquired how tall the dealership buildings would be as viewed from the south side of Dundee Road. 1 Mr. Schwartz said the dealership buildings would be 25 feet in height, which he indicated is the approximate height of the Buffalo Grove Plan Comm-Special Meeting-Sept 25, 1991-Page 5 existing Nissan and Chrysler buildings on the south side of Dundee Road. Commissioner Rhodes asked how many parking spaces would be provided for the office building and how high the office building would be. Mr. Hermann stated that the office building would be approximately 44 to 45 feet high with additional room needed for mechanicals and that there would be 97 surface parking spaces and 35 spaces beneath the structure. Commissioner Rhodes expressed concern that Dundee Road couldn't handle this kind of traffic. He further stated that the plan had been presented without proper figures and details to work with and until proper setbacks and numbers were provided, he did not have any idea how this plan would work out. He noted that a ten-foot high fence is indicated for the auto dealership site, and this height is not allowed by Village ordinance. He said he is concerned about the Dundee Road access driveway on the alternate plan because the Village's traffic consultant has indicated that the left turn lane will be a substandard design that will impact on traffic flow. He said he thinks the comments about Arlington Heights being interested in getting the dealerships to locate in that village are out of order and should not have been raised at the Plan Commission meeting because it appears to be a threat from the developer. Mr. Schwartz said the ten-foot fence height was suggested by District 214 to provide safety and security for the High School and Rohrman properties. Commissioner Charlette inquired how deep the retention pond would be. He also asked if cars would be displayed within the required landscaped setback along Dundee or Weidner Road. Mr. Pezl stated the pond would be five to six feet deep in order to prevent obnoxious weeds from growing. Mr. Hermann stated that the display of the two corner vehicles on the proposed plan would be sufficiently setback so that they were not a sight hindrance to drivers. Mr. Pfeil commented that the Village Zoning Ordinance will not allow display of cars within the required setback; the display would have to be in an area that is beyond the minimum setback width. Commissioner Howard inquired if there would be any road Buffalo Grove Plan Comm-Special Meeting-Sept 25, 1991-Page 6 improvements necessary on Weidner Road. Mr. Carmignani stated that Weidner Road is 35 feet wide which is a little too narrow for three traffic lanes. He would prefer three lanes of at least eleven feet in width, and ideally three twelve foot lanes. If on street parking is to be provided, then an additional width on Weidner would be necessary. Mr. Schwartz stated that if road improvements were necessary they would do so. Mr. Miller stated that the adequate traffic lanes could be provided within the existing roadway width by creating separate turn lanes. He said he does not think Weidner Road needs to be widened to accommodate the proposed development. Commissioner Howard inquired as to what kind of service vehicles would be using the Stradford Circle access. Mr. Zolomij indicated that this entrance would be used primarily for emergency access and perhaps moving vans. He said delivery trucks would use the main entrance from Weidner. Commissioner Howard stated that if the Stradford Circle access was to be infrequently used, she did not feel there was a need for that access. Commissioner Genell inquired if the Zoning Ordinance permits a four story office structure. Commissioner Goldspiel stated that the approved PUD allows two four-story buildings on the Chatham B-3 site. Mr. Pfeil noted that B-3 zoning does not have a specific height limit and that the B-4 District allows a forty-five foot height or three stories. Commissioner Krug noted that the development plan states a ten foot depth for the retention pond, but only a five to six foot depth was proposed by Mr. Pezl. Mr. Pezl stated that the minimum depth requirement is five to six feet. He stated that a ten foot depth is used only if there are to be fish present year round. Commissioner Krug inquired why there is a difference in the way the access driveways lined up on sheet E2 and E3 on the Buffalo Grove Plan Comm-Special Meeting-Sept 25, 1991-Page 7 development plan. Mr. Pezl noted that the driveways would be lined up correctly when construction drawings are prepared. Commissioner Krug inquired if there were any other permitted uses for the B-3 zoning on the Chatham parcel. Mr. Pfeil stated that the Chatham parcel has a specific annexation agreement which calls for only two four-story office buildings. Commissioner Goldspiel inquired if the entire eight-acre Happ Farm parcel is under condemnation. Mr. Schwartz replied affirmatively. Commissioner Goldspiel noted that the Village Development Ordinance requires a depth of fifteen feet, not six feet for the pond, and there are also safety shelf requirements. He said he wants to be sure that the engineering indicates that the elevation of the parking area for the office building is higher than the high water level of the stormwater detention system. Mr. Pezl indicated that he has discussed the pond design with the Village Engineer. Mr. Pezl said that they would meet all necessary codes as well as comply with safety shelf requirements. Mr. Pezl said the elevation of the parking area under the office building is 692 feet; the elevation of the pond at the high water mark is 690 feet. The parking area would always be at least one foot higher than the high water level. Commissioner Goldspiel expressed concern that the pond is perhaps too close to the public way at Weidner Road. He also noted that the two car display on each corner of the development proposed for the required setback area would not be allowed. Mr. Schwartz stated that the display problem would be corrected. Commissioner Rosenston asked if there were any other variations being asked for besides the zoning change to B-4 . Mr. Schwartz replied that he knew of no other variations at this point. Commissioner Samuels inquired if there is any available data regarding the impact of an automobile dealership on the value of properties adjacent to the site. Mr. Schwartz stated that he has not been able to find any Buffalo Grove Plan Comm-Special Meeting-Sept 25, 1991-Page 8 information about impact on property values from proximity to an auto dealership. Commissioner Samuels inquired about the fiscal impact in terms of tax revenues for one dealership versus two dealerships. Mr. Schwartz noted the economic analysis study he had distributed showed figures of $180, 000 to $200,000 in estimated sales tax revenues per dealership per year. He noted that property taxes would also be generated. He then stated that one dealership would cut those revenues by 50 percent. Commissioner Rosenston asked if the automobile dealership and the office building would be built at one time. Mr. Schwartz stated that the automobile dealership would be built first and as quickly as possible. The office building would then be built six months to a year later. Commissioner Rosenston inquired if there were any prospective tenants for the office structure or if there was any research on the marketability of the office structure. Mr. Schwartz stated that there are no specific tenants to date but that Mr. Rohrman felt he would be able to rent the office space. Commissioner Rosenston asked if the plan would require any variations of Village ordinances. Mr. Schwartz said that no variations have been identified so far on the proposed plan. Commissioner Krug inquired if Stradford Circle is a dedicated street. He noted that if it is not, it would cause a problem for the office building. Mr. Pfeil said that he thinks Stradford Circle is a dedicated street, and he would verify this. Chairman Silbernik asked how used car sales would be handled. `./ Mr. Rohrman stated that the used car sales would be located closer to the entrance on Dundee and that it would be operated out of the main building. He indicated that the site would have 150 to 200 new cars and 75 to 100 used cars. used cars. Chairman Silbernik pointed out that the site plan only provides Buffalo Grove Plan Comm-Special Meeting-Sept 25, 1991-Page 9 198 parking spaces. He noted his concern regarding the lighting to be used on the development and the intrusion to the residents. He stated that on his visit to Mr. Rohrman's Palatine dealership to look at the lighting system, the lights appeared extremely bright. Mr. Rohrman stated that those lights used a mirror on the inside. The new type of lighting that he would prefer to use would be recessed and do not need mirrors. Chairman Silbernik noted his preference that the number of curb cuts on Weidner Road be reduced and that only one entrance be used for both the office building and the dealership. He further noted that cross easement agreements for ingress and egress be arranged so that any new future development would not be hindered. He suggested that other site plan alternatives be examined to see if the stormwater retention area could be moved farther north to shift the office building farther south on the site. Mr. Schwartz indicated that the developer could look into a different access plan for the Weidner Road frontage, but the location of the stormwater retention area may be difficult to change. Commissioner Krug said he wants more information on the engineering concerning the outfall of the stormwater sewer system between the Chatham B-3 parcel and adjacent parcels that are connected to the stormwater system. Commissioner Goldspiel asked if there were different ownerships planned for the office building and the dealerships as the two were to be subdivided. Mr. Schwartz stated that Mr. Rohrman would own all of the property but the office building would probably be developed by a different entity controlled by Mr. Rohrman. Commissioner Goldspiel noted his approval of Chairman Silbernik's suggestion to move the office building south and make one entrance from Weidner Road to both the automobile dealership and the office building. Chairman Silbernik asked Mr. Schwartz to review the revisions to the two dealership plan suggested by the Plan Commission at the August 21, 1991 workshop. Mr. Schwartz noted that the preferred direction of the service bays is still facing each other and fronting on Dundee road in light of the fact that new dealerships do not have long lines of Buffalo Grove Plan Comm-Special Meeting-Sept 25, 1991-Page 10 customers waiting for service. He further stated that they would be willing to comply with the elimination of the rear entrance to Stradford Circle on the northwest side of the development. Commissioner Rosenston said that the site plan is mis-labeled because it indicates that the service bays will face each other instead of Dundee Road. Mr. Schwartz agreed that the service bays will actually face Dundee Road, and the plan needs to be corrected. With respect to the tree preservation question, Mr. Schwartz noted that of the 40 trees on the site only 9 were worthy of being saved as most of the others were either diseased or not valuable enough to save. Mr. Pfeil stated that the Villager Forester would like to have more information on the location and condition of the trees. Mr. Miller indicated that a better plan for access and movement of semi-trailers delivering and unloading automobiles on the site would be necessary, although the number of semi-trailers delivering weekly would be low. He stated that the plan and driveway design would have to be worked on when the direction of the plan was set. Commissioner Charlette inquired if Mr. Rohrman condoned the parking and unloading of semi-trailers on a main thoroughfare as is often the practice. Mr. Rohrman emphatically stated he does not think public streets should be used for unloading cars. Commissioner Samuels inquired if it is Mr. Rohrman's intention to go to the Village Board with a plan that did not have a great many of the necessary changes requested simply because it is too expensive to make those changes on a plan which may or may not be approved. Mr. Schwartz stated that this is not the case. He noted that he is unsure of the direction the plan or even which plan would be acceptable and therefore requested the Plan Commission to indicate a preference in plan and direction. Mr. Zolomij indicated that additional landscaping on the northern portion of the site would present no problem. Additionally, a three foot berm would be placed along Weidner with parking set back twelve feet. Additional landscaping would also be done alongside the buildings. Buffalo Grove Plan Comm-Special Meeting-Sept 25, 1991-Page 11 Commissioner Rosenston noted that one well-constructed access driveway onto Dundee Road would be preferable and would avoid the back to back traffic problem presented by substandard turn bays for the Rohrman and Chrysler properties. Mr. Schwartz stated that the Police and Fire Department memos did not appear to be negative and that they were in accord with all suggested criteria. Chairman Silbernik said he is still concerned about mechanics testing cars on streets in residential areas. Commissioner Rhodes said he doesn't understand how the Police Department has not had complaints about test driving from existing dealerships on Dundee Road since residents have indicated that this is a noticeable problem in the Mill Creek area. Mr. Carmignani stated that the most critical access on the plan is the easternmost driveway on Dundee Road to the Saturn dealership. He stated that in an ideal situation the best scenario would be a single full access driveway opposite the Chrysler dealership on Dundee Road with a required left turn storage lane. This access is, of course, at the western most section of the development plan. He stated that the problem is with the eastern entrance which is opposite of the Nissan dealership. He noted that there is not sufficient room to provide enough of a taper length for the back to back turn lanes. If this entrance could be moved and provided with right only egress and ingress, it would be a better design than the proposed plans. Mr. Schwartz stated that no new traffic counts had been taken as previously requested by the Plan Commission. Mr. Miller stated that even if the counts are ten to fifteen percent higher than the counts taken in August, it would still not affect the level of service of the intersection of Dundee and Weidner. Mr. Carmignani stated that Saturday volumes are generally lower than those occurring at peak hours in the morning and evening. He further stated that the critical peak is the weekday evening period. He indicated that he does not think counts taken in the morning peak period would show a serious impact on traffic flow in the Dundee Road area. Mr. Schwartz stated that they did not choose to do a formal environmental study until some direction was received regarding the plans. If a plan is approved, they would conduct some kind of Buffalo Grove Plan Comm-Special Meeting-Sept 25, 1991-Page 12 study within reason. Mr. Schwartz stated that the issue of moving the two buildings closer is impossible due to various property restrictions as well as those restrictions placed by the automobile companies. Mr. Schwartz noted that the issue of landscaped parking aisles would be addressed if the proceeds. roceeds. plan Mr. Schwartz stated that a study of the impact of the auto dealership use on adjacent property values had not been done and would be difficult, if not impossible, to accomplish. He noted that the use of realtors to determine the impact would probably be too subjective and there were no other sources for this kind of information available to him. Chairman Silbernik noted that a letter presented to the Commission by Art Dore indicates that residential property values would be affected by the auto dealerships, and he suggested that Mr. Schwartz study Mr. Dore's information. Mr. Schwartz noted that the developer would prefer to maintain a separate building for the used car sales if a two dealership plan is built He also stated that labeling of the bikepath on Dundee Road was no problem. He further noted that the proposed dealerships would be maintained at a height of 25 feet in conjunction with the height of adjacent residential structures. Mr. Schwartz stated that an error had been made with respect to the display of cars on the street parkway and would be corrected. He further noted that the monument sign for the Chatham residential development would have to be addressed at another time. Mr. Schwartz concluded his review of plan revisions by noting that dumpsters would be located at the rear of both buildings and would be adequately screened according to Buffalo Grove ordinance. He also noted that the existing silo on the development site could be retained if found to be structurally sound and so desired by the Plan Commission or removed if so desired. II Commissioner Krug asked Mr. Schwartz for a list of other dealerships in the area that are operated by Mr. Rohrman. Commissioner Samuels asked Dr. Christensen of School District 214 if trees would be removed from the Happ property to construct playing fiel ds. He noted that if District 214 acquires and develops all of the Happ property it appears that most of the Buffalo Grove Plan Comm-Special Meeting-Sept 25, 1991-Page 13 trees would have to be removed for playing fields. The Rohrman plan for an auto dealership on the eastern part of the Happ property would preserve some trees. Dr. Christensen indicated that trees would have to be removed because a flat, open area is needed for the playing fields. He District 214 would try to save trees if possible. Commissioner Rhodes asked if District 214 would install lights for evening use of the playing fields. Dr. Christensen said that outdoor lights are not planned for the playing fields. Mark Elias, 664 White Pine, asked if District 214 would use the Chatham B-3 parcel if Mr. Rohrman was no longer interested in developing it. Dr. Christensen said the stormwater retention pond on the Chatham B-3 parcel is too problematic and makes it impractical for the School District to get involved in developing all of the property for playing fields. Commissioner Goldspiel asked Mr. Rohrman how long he has been in the car business. Mr. Rohrman stated that he began as a salesman in 1955 and opened a used car dealership in 1963 . In 1969 he opened his first new car dealership which sold Toyotas. Mr. Elias stated that historically the Village has voted against car dealerships on Dundee Road. He noted the concerns regarding traffic problems with respect to the adjacent high school, the existing retention pond and the many children living in the residential area. He further stated that since Saturn is a relatively new product the proposed tax revenues may never be realized. He further stated that the letter inviting Mr. Rohrman to locate in Arlington Heights was offensive as was the lack of preparation for tonight's meeting. He said Mr. Rohrman's unwillingness to spend money on revising his plans indicates that he is not concerned about the residents or the community. He said that the property value impact by Mr. Dore is available for the Plan Commission to review. Al Vermilio, 445 Chatham Circle, stated that he did not feel the letter from Arlington Heights to Mr. Rohrman was in any way offensive. He stated that it is necessary to invite businesses into the Village and that Buffalo Grove should be promoting Buffalo Grove Plan Comm-Special Meeting-Sept 25, 1991-Page 14 business within the Village. Mr. Vermilio stated that he felt property values would increase as the tax base would become more stable. Mr. Vermilio further stated that the Dundee Road corridor is an example of spot zoning and commercial development and Mr. Rohrman's dealership would not detract from the area. Commissioner Rhodes stated that Buffalo Grove is also committed to the economic development and the Village encourages commercial development at appropriate locations. Art Dore, 884 Stradford Circle, stated that the Buffalo Grove Jaycees are opposed to any car dealership on Dundee Road. Ellen Mallow, 838 Stradford Circle, stated that this development is totally inappropriate for the last undeveloped segment of Dundee Road. Arlene Steele, 15 W. Apple Tree, Arlington Heights stated that she is speaking on behalf of parents and students of District 214, and action is needed to develop the playing fields on the north side of Dundee Road so that students don't have to cross Dundee Road to get to Bison Park. She indicated that two high school students have hit by cars on Dundee Road this fall. She encouraged the Village to provide the zoning that is needed to implement Mr. Rohrman's plan so that District 214 will get land for playing fields. Commissioner Krug inquired if the two students who were hit by cars had been going to playing fields at the time. Mrs. Steele said the students were not going to playing fields when they were hit. Commissioner Rhodes stated that there are numerous students running across Dundee Road at all hours, particularly at lunch time. Eleanor Hesse, 787 Beechwood, asked why Centennial Park is not used by District 214. She further suggested that an overpass on the south side of Dundee could be implemented to reach Bison Park. Joan Brenner, of the Chatham subdivision, inquired if used car sales could be conducted from the new car facility. Chairman Silbernik noted that if only one dealership were built, used car sales would be done from the dealership building instead of from a separate used car sales building. Buffalo Grove Plan Comm-Special Meeting-Sept 25, 1991-Page 15 Ben Pomerantz, 773 Weidner, stated that a partnership exists between the Village and the residents and he feels the Village should offer to pay the residents the difference between the property value of their property as it stands now and what it will sell for once this development is built. He said the projected sales tax revenue of $180,000 per year accruing to the Village from each dealership is a small amount when considered on a per capita basis, and is much less than the amount of money that residents near the dealerships will lose in property values. Commissioner Rosenston agreed that the Village is in a partnership with its residents. He stated, however, that the needs of the entire community have to be considered, and the Village needs to achieve economic stability by finding new revenue sources. He noted that there are many people in favor of this development and that he often receives comments that the Village needs more income generating properties in order to maintain community viability. Ron Koo, of the Chatham development off of Weidner Road stated he does not want the traffic, air or noise pollution associated with this development. He stated that the auto dealerships are not the right land use for a residential area. He indicated that he is confused about the one dealership plan because Mr. Schwartz has previously told the Plan Commission that one dealership is not economically feasible. Mr. Schwartz replied that the one dealership plan pertains only to the Chatham B-3 property owned by Mr. Rohrman. Under this plan Mr. Rohrman would not purchase the Happ property, so it changes the economics of the development. Commissioner Samuels noted that even if the one dealership plan is accepted, it would still involve development of some other type of facility such as an office building. Jerry Meyerhoff, 430 Weidner, stated that he is not happy with the increased traffic that will occur in his neighborhood, and he thinks the dealerships will attract traffic Lake Cook Road that will use Weidner Road. He noted that Weidner Road has a curve near Dundee Road, and visibility for drivers in this area is very bad when the morning sun is in their eyes. He said parking by high school students is a problem in his neighborhood, and Saturday sales and service operations by the dealerships will increase weekend traffic in the area. Eleanor Hesse asked why there have to be five auto dealerships in this small area. She inquired if there are other areas of B-4 zoning in the Village where the proposed dealerships could be Buffalo Grove Plan Comm-Special Meeting-Sept 25, 1991-Page 16 located. She stated that the Cook County portion of the Village is underserved with parks, and open space is being acquired in the Lake County portion of Buffalo Grove. Commissioner Samuels noted that the Plan Commission is obliged to give Mr. Rohrman the right to ask for this specific plan on land which he owns. He commented that the Plan Commission is working on a revision of the Village's Comprehensive Plan, and is trying to identify areas for future commercial development. He noted that so far the public hasn't seemed interested in attending the Comprehensive Plan meetings. Mrs. Hesse commented that Mr. Rohrman bought the Chatham parcel with B-3 zoning, and she questioned why the Village is considering changing it to B-4 to accommodate Mr. Rohrman. Chairman Silbernik noted that the Plan Commission is reviewing the rezoning petition at the Village Board's direction, and the Board believes that petitions from property owners concerning zoning should be given a proper review. Commissioner Krug stated that Mr. Rohrman is also a taxpayer and has the right to have his petition reviewed. He commented that the Plan Commission has always been active in encouraging commercial development at appropriate locations in the Village. Commissioner Rosenston stated that if more park area is desired then the proper channel would be to approach the Buffalo Grove Park district. He noted that the residents might not be happy with the approved 229, 000 square feet of office space in their neighborhood and the kind of traffic it would generate. Chairman Silbernik requested a polling to determine if the Plan Commission preferred the one dealership plan or the two dealership plan. The vote on the polling was as follows: ONE DEALERSHIP: Goldspiel, Krug, Rhodes, Howard, Charlette TWO DEALERSHIP: Rosenston, Samuels, Genell Commissioner Goldspiel stated that the one dealership plan has a less severe traffic impact on Dundee Road. He noted that the two dealership plan did not seem workable at all. He further noted that the eight acre Happ parcel is a better package for the District 214 if they want to develop playing fields. He commented that the office building on the one dealership plan would offer Buffalo Grove Plan Comm-Special Meeting-Sept 25, 1991-Page 17 some screening for the adjacent residential area. Commissioner Krug pointed out that if District 214 buys the Happ property it may decide to sell the eastern portion. He said he prefers the one dealership plan because it allows District 214 to build their athletic fields in one location on the Happ property. Also, the one dealership plan would have less of an impact on adjacent residential buildings. Jack Swanson of District 214 stated that the District intends to use all of the Happ property for playing fields if it decides to acquire it. The District does not have plans to sell part of the Happ property. Commissioner Samuels stated with the two dealership plan the residents have an additional buffer of the playing fields as well as having less parking near their residences. Commissioner Genell stated that the positives in favor of the two dealership plan included the fact that there would be less traffic generated than with an office building development, sales taxes would be generated and the high school would benefit from the plan in a cost effective manner. She further noted that the drawbacks to the two dealership plan included the apparent inability to preserve very many trees and the fact that the noise pollution and intrusiveness of the lighting were subjects that needed to be worked out. Commissioner Rosenston stated that the open playing fields on the north part of the Chatham B-3 parcel would act as a buffer for the residents. He stated he did not like playing fields adjacent to Dundee Road and this problem cannot be resolved with the one dealership plan. He also noted that this two dealership plan would have less of a traffic impact than an office development. Chairman Silbernik noted his preference in the polling for the one dealership plan. Chairman Silbernik requested a polling to determine if it would be appropriate to rezone the southern parcel to B-4 zoning. Yes would mean it is appropriate to rezone the parcel to B-4 and no would mean it is not appropriate to rezone the parcel to B-4. The vote on the polling was as follows: YES: Rosenston, Samuels, Genell NO: Goldspiel, Krug, Rhodes, Howard, Charlette, Silbernik Buffalo Grove lan Comm-Special Meeting-Sept 25, 1991-Page 18 Mr. Schwartz reaffirmed his intention to come to public hearing with either a one or two dealership plan. Commissioner Goldspiel recommended another workshop meeting before a public hearing. Mr. Schwartz stated he did not feel another workshop meeting is needed if the two dealership plan is the subject of the public hearing. Commissioner Rhodes stated that the decision should be left to the Village Planner as to whether another workshop meeting would be necessary for the two dealership plan. Chairman Silbernik agreed that the Village Planner would determine if the revised two dealership plan would require another workshop, but the one dealership plan should come back for another workshop before a public hearing. The Plan Commission concurred with this determination. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil noted that there would likely be four Plan Commission meetings for the month of October. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS Commissioner Rosenston suggested that thought be given to the required illumination of addresses on every house in the Village as emergency units have a great deal of trouble locating addresses in the dark at night. ADJOURNMENT Moved by Commissioner Rosenston, seconded by Commissioner Samuels, and unanimously carried to adjourn, Chairman Silbernik adjourned the meeting at 11:30 p.m. Buffalo Grove Plan Comm-Special Meeting-Sept 25, 1991-Page 19 Respectfully sub itted, Fay ubin APPROVE TIN SILBERNIK, Chairman Buffalo Grove Plan Comm-Special Meeting-Sept 25, 1991-Page 20