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1991-10-30 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION October 30, 1991 Rohrman Auto Dealership, Happ Property and Chatham B-3 Parcel, Dundee Road West of Weidner Road Rezoning to B-4 and Preliminary Plan -- Workshop #3 Chairman Silbernik called the meeting to order at 7: 30 p.m. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Rosenston Mr. Charlette Mr. Samuels Commissioners absent: Ms. Genell Also present: Mr. Jeffrey Braiman, Village Trustee Mr. Charles Hendricks, Village Trustee Mr. Robert Pfeil, Village Planner Mr. Robert Rohrman Mr. Marc Schwartz, Batler & Schwartz Mr. Daniel A. Wolf, Batler & Schwartz Mr. David B. Miller, Metro Transportation Group, Inc. Mr. Robert W. Zolomij , Land Design Collaborative Ms. Mary W. Fritz, Land Design Collaborative Mr. John J. Pezl, CE Design, Ltd. Mr. William F. Herrmann, CE Design, Ltd. APPROVAL OF MINUTES Moved by Commissioner Rhodes, seconded by Commissioner Howard to approve the minutes of the Public Hearing of October 9, 1991. Chairman Silbernik noted that page 9, paragraph 3 should be corrected to read "more discernible" . The motion to approve the minutes as corrected was approved unanimously. Moved by Commissioner Rosenston, seconded by Commissioner Rhodes to approve Buffalo Grove Plan Comm-Special Meeting-October 30, 1991-Page 1 the minutes of the Special Meeting of October 9, 1991. All Commissioners were in favor and the motion carried. COMMITTEE AND LIAISON REPORTS Commissioner Samuels reported on the Village Board Meeting of October 28, 1991 noting that three issues had been discussed. 1. He noted that there were some concerns regarding the broadcasting of Village Board meetings on cable TV. He said that the cable company has offered a package for the cost of providing this coverage, and the Board supports the idea to broadcast the meetings. He further noted that the Board meetings could possibly be televised by January. He also noted that some Plan Commission meetings may be broadcast. 2 . With regards to the boundary agreement with Lincolnshire, Commissioner Samuels noted that any kind of agreement is very premature at this point. He noted that any kind of agreement hinges on the willingness of Lincolnshire to support the widening of Route 22 . 3 . The real estate transfer tax issue was discussed. Commissioner Samuels said that the tax originally proposed would be $3 . 00 per $1, 000 and was to be paid by the buyer. He noted that the Board approved the tax with the provision that the cost be borne by the seller. ROHRMAN AUTO DEALERSHIP, HAPP PROPERTY AND CHATHAM B-3 PARCEL, DUNDEE ROAD WEST OF WEIDNER ROAD - REZONING TO B-4 AND PRELIMINARY PLAN WORKSHOP #3 Chairman Silbernik stated that this is the third workshop meeting for this matter and that the public hearing is scheduled for November 13 , 1991. He stated that the focus of this meeting would be on the plan only and that both the public and the individual Commissioners were to address their comments to the plan only rather than discussing the zoning or land use concept. These issues would be covered at the public hearing. Mr Schwartz of Batler & Schwartz stated that the plan calls for one dealership in response to the comments of both the Plan Commission and the general public. The plan consists of the 15. 6 acre parcel of which 7. 4 acres is the Chatham B-3 parcel already owned by Mr. Rohrman and which would remain zoned B-3 and left vacant for the present. He stated that Mr. Rohrman has contracted to buy the 8 Buffalo Grove Plan Comm-Special Meeting-October 30, 1991-Page 2 acres of Happ property, of which 4. 6 acres would be sold to District 214 for use as playing fields, and the eastern 4 acres would be developed for the Saturn auto dealership. An additional 3 acres of the Chatham property would be dedicated to District 214 for use as playing fields. Mr. Zolomij of Land Design Collaborative stated that the Saturn dealership would occupy 4. 1 acres of land and would be housed in a 23, 700 foot building surrounded by 234 parking spaces. He noted there would be two access points for the dealership. The main access drive would be lined up with the driveway on the south side of Dundee Road for the Chrysler dealership. There would be another access driveway slightly further west on Dundee Road which would provide only right in and right out circulation. The setbacks on Dundee Road would be twelve feet and eighteen feet and the west boundary of the site would have a twelve foot landscape buffer while the north boundary of the site would have a twenty-three foot buffer as well as heavy planting to shield the residents on that side of the site. The east boundary of the property would contain the retention pond which would be attractively landscaped. Mr. Zolomij noted that the property would be surrounded on three sides by a six foot fence. He further noted that of the 20 approximate trees on the site, only a few could be saved. He did, however, state that they would be planting approximately 100 new trees as part of the landscape design. Chairman Silbernik asked if trees numbered 31, 34 and 35 on the developer's tree survey could be saved as was noted in Mr. Rigsby's memo dated October 25, 1991. These trees are large sugar maples, and it would be very desirable to preserve them. Mr. Zolomij stated that only one of those trees could be saved; the other two could not be saved due to the access driveway location onto Dundee Road. This driveway is full-access, and it has to align with the Chrysler driveway on the south side of Dundee Road. Commissioner Rosenston inquired if the trees could not be moved to another property instead of being destroyed. Mr. Zolomij stated that they could not as they were too large to be moved. Commissioner Samuels noted that if the access driveway were moved slightly, the trees could be saved. Mr. Zolomij stated that the problem with moving the access driveway is that it is designed to align with the existing driveway on the Buffalo Grove Plan Comm-Special Meeting-October 30, 1991-Page 3 south side of Dundee in order to avoid problems with left turn lanes and deceleration lanes. Mr. Pezl of CE Design, Ltd. stated that access to the dealership is designed to be completely on Dundee Road with one full access at the middle of the dealership and another driveway further west on Dundee which would provide right in and right out access only. He noted that all storm drainage would feed into a central detention basin and this detention basin would be constructed with additional capacity for the requirements of the dealership. Mr. Pezl further stated that parking would be constructed one foot above the high water elevation. Mr. Pezl also stated that lighting around the dealership would be downcast lighting with sharp cut off fixtures that would eliminate any spillage onto neighboring residences. Mr. Schwartz stated that they are requesting five variances: 1. Relative to the parking lot, a variance of Section 17. 36. 30.F. 1 of the Zoning Ordinance is being requested to allow for 18 foot long spaces instead 18.5 feet, and an aisle width of 24 feet instead of 26 feet. These slightly narrower aisles on the north and west sides of the site would allow for much greater green space which is something that the Plan Commission had expressed a desire for at the last workshop. Mr. Schwartz noted that the parking in front of the dealership would comply with the ordinance and the area on the north and west would be used mainly for storage of vehicles. 2 . Relative to the detention pond, a variance of Section 16. 50. 04. 0.C.4 of the Development Ordinance is being asked to allow for vertical concrete retaining walls around the pond. 3 . A landscaping and stone treatment around the pond is requested instead of the usual eighteen inch boulder requirement. Mr. Pezl stated that since the pond would be sitting low, there would be very little wave action which is usually why the eighteen inch boulders are required. 4 . A pond depth of less than fifteen feet is requested. Mr. Pezl stated that the normal standard for a pond on a private facility is six feet. He noted that they would like a six foot depth with ten foot depths at some points to allow for fish in the pond. 5. A safety ledge width of less than twelve feet is requested. Mr. Pezl stated that since the pond is small, it would do very well with only a five foot ledge. Buffalo Grove Plan Comm-Special Meeting-October 30, 1991-Page 4 Mr. Miller of Metro Transportation Group, Inc. delivered an updated traffic study conducted during weekday peak traffic hours as well as Saturday morning hours. He noted that approximately 90 percent of all traffic would come directly from Dundee Road and 10 percent would come from Weidner Road. Mr. Miller further stated that the main access driveway for the dealership must be aligned with the driveway directly across Dundee Road for the Chrysler dealership in order to avoid any problems with the left turn lanes. He stated that the left turn bay from Dundee Road would have a 100 foot taper. Mr. Miller stated that internal circulation on the development is good, and there is sufficient stacking space in the driveway area from Dundee Road. Mr. Schwartz noted that they are not asking for a used car sales building, although this building is still on the plans presented in the Commission's packet. The building will be eliminated for the public hearing. He then distributed photos of a prototype Saturn dealership building to the Plan Commission. Commissioner Goldspiel noted concerns with the pond design and safety shelf variance requests. He also noted that the cross section showed that a larger safety shelf could be accommodated. He indicated that the Village Development Ordinance requires a fifteen foot pond depth. Mr. Pezl stated that wider safety shelves are most often required when used for public access along shorelines. He also noted that wider safety shelves would require a deeper depth pond. Commissioner Goldspiel stated that the reason for safety shelves is to prevent drownings. This development is quite close to the future ball fields for District 214, and this type of safety feature is needed. Commissioner Goldspiel inquired what material would be used for the pond retention wall. Mr. Pezl stated that soil analysis would determine what material would be best for the retaining wall. He indicated that stone or timber are possible materials for the wall. Commissioner Goldspiel noted that the parcel east of the pond would someday be developed, and the pond should have attractive aesthetics to support this future development. He said timbers Buffalo Grove Plan Comm-Special Meeting-October 30, 1991-Page 5 are not attractive, and should not be used for this pond. Commissioner Goldspiel inquired if the length of the left turn bay from Dundee Road is adequate. Mr. Miller stated that the left turn lane is 100 feet, which is more than enough. Mr. Pfeil stated that the Village traffic consultant had not stated any negative comments concerning this plan nor had he shown any undue concern regarding the driveway. Mr. Pfeil noted that he would confirm this fact with the Village traffic consultant. Commissioner Goldspiel inquired if District 214 is committed to the purchase of the 4 . 6 acres of the Happ parcel. Mr. Schwartz noted that the school district is committed to the purchase. Mr. Swanson of District 214 stated that the District is committed to the purchase. Mr. Happ stated that he is committed to the sale. Commissioner Krug inquired if the fence would completely encircle the development. Mr. Schwartz noted that the fence would enclose three sides of the development. Commissioner Krug inquired if the drainage plan would affect the flow of stormwater from properties south of Dundee Road, and he asked if any trees removed in the median work on Dundee Road would be replaced. Mr. Pezl stated that the trees would be replanted on the median parkway area by the developer, and the Illinois Department of Transportation would require this. He said the drainage plan will not affect any adjacent properties. Commissioner Krug inquired if the six foot fence on three sides of the development would be landscaped. Mr. Zolomij stated that all three sides would be fully landscaped, especially on the north side of the property so that it would be an effective buffer for the residents. Commissioner Rhodes asked that the issue of the safety ledge Buffalo Grove Plan Comm-Special Meeting-October 30, 1991-Page 6 variance be addressed at the public hearing. Commissioner Rhodes further inquired if Mr. Rohrman would guarantee that the employees would not park on residential side streets. Mr. Rohrman stated that he could not guarantee such a thing but that if there were a shortage of parking for his employees due to car deliveries, he would rent additional space for storing cars at a different location in order to have sufficient parking facilities on his Saturn site for his employees. He indicated that typically there would be 120 new cars and 50 used cars on the site, and there would be approximately 20 employees. Commissioner Rhodes asked if truck carriers would be able to maneuver through the narrow aisles. Mr. Miller stated that the trucks would enter at the main driveway and pull up to the service bay area, unload the truck and then back up and exit through the main driveway. Mr. Rohrman stated that the trucks would enter through the main driveway and pull up on the east side of the building and unload their vehicles. He stated that the 24 foot width of the aisles would be quite sufficient to allow for truck circulation. Commissioner Rhodes inquired if the vacant Chatham parcel would be kept landscaped. Commissioner Rhodes further asked that the size and height of the building be addressed at the public hearing and that a footprint of the residences be provided at the public hearing. Mr. Rohrman and Mr. Schwartz confirmed that the Chatham B-3 parcel would be properly landscaped and maintained. Commissioner Howard inquired if 'the eight foot concrete bikeway running east and west along Dundee would be incorporated as requested in Mr. Boysen's memo. Mr. Schwartz noted that the bikeway has been incorporated on the engineering plan. Commissioner Howard also requested that the location of the silo be marked on the plan for the public hearing. She further noted that she concurs with the other Commissioners regarding the necessity of a larger safety ledge on the stormwater pond. Commissioner Rosenston concurred with the other Commissioners Buffalo Grove Plan Comm-Special Meeting-October 30, 1991-Page 7 . _. _ ... _ ... regarding the importance of the safety ledge and also asked if the eight foot concrete pathway running east and west along Dundee Road would be constructed to replace the crumbling existing asphalt pathway west of the proposed auto dealership. Mr. Schwartz stated that off-site improvements had not been addressed as yet. Commissioner Rosenston also requested that the traffic study conducted during peak traffic periods be interfaced with the school bus situation and ready for review for the public hearing. Commissioner Rosenston also noted that he would like to see the aisle width on the west side of the proposed building brought up to code at 26 feet at about one third of the distance approaching Dundee Road in order to accommodate customers. Commissioner Charlette inquired about the location of the handicapped parking. Mr. Zolomij stated there would be three handicapped parking spaces in the front of the proposed building. Commissioner Samuels noted that tree number 34 could possibly saved if the area formerly designed for the used car building were made into a parking space and asked that the developer look into that possibility. He further inquired about the status of the silo. Mr. Pfeil stated that there is no definite commitment to save the silo. He suggested that the developer ascertain the structural condition of the silo. Commissioner Samuels inquired if the retention pond would be sufficient to handle any kind of development on the vacant eastern portion of the site. Mr. Pezl stated that the retention area was originally sized with an office development on that site in mind and that the pond is actually oversized for the proposed development. Commissioner Krug inquired if the proposed playing fields would have underdrains, and if the stormwater would drain to the retention pond on Mr. Rohrman's site. Mr. Pezl said he has not considered the drainage system for the playing fields, but he believes the retention pond could accommodate stormwater from the fields, since the Chatham B-3 parcel was originally designed to have a larger impervious surface than what is now being proposed. Buffalo Grove Plan Comm-Special Meeting-October 30, 1991-Page 8 Chairman Silbernik noted his concern regarding the safety shelf and the desire to save as many trees as possible. Mr. Schwartz asked for permission for the developer to work with the Village engineer to design a safety ledge and pond depth that would be acceptable to the Commission and the Village Board. Commissioner Krug inquired if perhaps a hammerhead turnaround would be necessary on Stradford Circle and asked that comments from the Police Department and Fire Department be available for the public hearing. Commissioner Rosenston stated that he would like to see the location of all doors on the proposed dealership for the public hearing in order to make sure that there are adequate clearances. Commissioner Goldspiel asked that a report on the condition of the silo be ready for the public hearing. He further inquired who is to maintain the pond. Mr. Schwartz stated that at present there is one owner of the property and that owner would maintain the pond. However, eventually the maintenance would be shared with the future owners. Commissioner Goldspiel stated that the ear shaped area on the western portion of the Chatham B-3 parcel adjacent to the pond would perhaps be better zoned as part of the Saturn development instead of the Chatham parcel as it is difficult to get to that section of land through the Chatham parcel. He repeated his concern that the stormwater retention pond will need a good aesthetic treatment to avoid having it look like a pit. Commissioner Rhodes requested that a commitment be obtained from School District 214 regarding the underdrainage. of the ball fields. Jackie Rubin, 907 Greenridge Road, inquired where the entrance to the service bays would be located. She noted that the proposed entrance would create a line up of cars along Dundee Road waiting for the service doors to open which would create a hazard for the children going to the high school. Ms. Rubin also noted that it would be nice to have the crumbling asphalt pavement along Dundee Road replaced with a concrete pathway. Mr. Schwartz said that there are four service bays with adequate stacking space in front of each bay, so cars will not back up onto Dundee Road. Buffalo Grove Plan Comm-Special Meeting-October 30, 1991-Page 9 Dennis Benjamin, 807 Beechwood, inquired if new car deliveries would be done at night. Mr. Rohrman stated that car deliveries were all done during daytime hours only. Commissioner Charlette asked if trucks would ever arrive at night. Mr. Rohrman said it is possible that trucks could arrive at night, but they would not be able to unload until regular business hours. Ms. Ellen Malow, 838 Stradford Circle, said the site plan is being designed in a vacuum because it does not consider adjacent land uses. She noted that the Chatham B-3 playing fields will be quite distant from the High School, and she questioned the practicality of having the fields so far from the School. Ron DeFoe, 745 Weidner, inquired if another dealership would be built on the vacant Chatham parcel and if there would be enough parking for the employees of the proposed dealership so that they would not need to park on residential streets. Chairman Silbernik noted that Mr. Rohrman has indicated that he would sell the Chatham B-3 parcel, apparently to an office developer or some similar use. He said that Mr. Rohrman has represented that an extra lot for car deliveries would be used if there were so many cars delivered that it took up all available parking spaces for his employees. Eleanor Hesse, 787 Beechwood, inquired about sale price of the Happ ro ert P .P Y Chairman Silbernik said the price of the land is not pertinent to the Village's zoning review. Sue Techman, 338 Regent Drive, said the Mr. Rohrman's dealerships on Dundee Road near Route 53 are not attractive, and cars are parked on the parkway. Commissioner Rhodes noted that cars are not supposed to be displayed within the required setback in a front yard, and he asked staff to determine if this standard is being violated by existing car dealers in the Village. Mr. Benjamin asked if the outdoor lights would be turned off after the dealership is closed each night. Mr. Rohrman indicated that the outdoor lights would be turned off at 9:00 P.M. , but three lights would be left on for security. Buffalo Grove Plan Comm-Special Meeting-October 30, 1991-Page 10 Jeff Larson, 851 Weidner, asked how the site would handle three car transports at one time. Mr. Rohrman said the transports will go to the east side of the building, and three transports could be accommodated at one time. Karen Henry, 828 Stradford Circle, asked what the hours of operation would be for the proposed dealership, and whether an outdoor intercom or speaker system would be used. Mr. Rohrman said the service department would be open from 7: 00 or 7: 30 A.M. to 5: 00 P.M. , with service pickups until 6: 00 P.M. He said the dealership would not have an outdoor speaker system. Mary Flynn, 773 White Pine, asked where the exit would be for the service bays. Mr. Rohrman said he would have to check the site plan to determine the location of the service bay exits. Ms. Hesse asked where old parts would be stored, and whether the building's doors in the service area would be open during warm weather. Mr. Rohrman said used parts go into a trash container, and the facility would not have a body shop, so parts will not be stockpiled outside. Commissioner Charlette asked if there would be outside storage for used oil. Mr. Rohrman noted that the Village of Buffalo Grove did not allow storage of oil and that the oil would be properly disposed of by a private service. Moved by Commissioner Rhodes, seconded by Commissioner Howard that the Plan Commission recommend the Rohrman Auto Dealership project go to public hearing subject to the following: 1. Clarification of materials to be used in the construction of the retention pond as well as size of the safety ledge and the aesthetic treatment for the walls 2 . Fencing to be provided all around the detention area 3 . Planting of median parkway trees per IDOT specifications Buffalo Grove Plan Comm-Special Meeting-October 30, 1991-Page 11 4. Landscaping of the small oval shaped area near the retention pond on the Chatham B-3 parcel 5. Provision of footprints of the residential properties to the north of the proposed development 6. The location of the silo is to be marked on the plans, and the condition of the silo is to be described 7. Completion of an eight foot concrete pathway along Dundee Road, including off-site areas 8. Traffic analysis noting exact peak hours, including a study of how school traffic interfaces with peak hours of traffic 9. Specification of the areas where the variation for parking stall length and aisle is being requested 10. Potential of making the area proposed for the used car sales office into a parking space, thereby saving tree number 34 11. Location of all doors to be noted on development plans 12 . Determine if a hammerhead turnaround is needed at Stradford Circle 13 . Location of dumpsters 14 . Report on the underdraining on the ball fields 15. Note the number and location of handicapped parking spaces 16. Determine if the ear shaped area on the Chatham B-3 parcel adjacent to the stormwater pond should be incorporated into the Saturn parcel Chairman Silbernik called for a vote on the motion, and the vote was as follows: AYES: Krug, Rhodes, Howard, Rosenston, Charlette, Samuels NAYES: None ABSTAIN: Goldspiel �./ ABSENT: Genell The motion carried 6 to 0, with one abstention. CHAIRMAN'S REPORT - None Buffalo Grove Plan Comm-Special Meeting-October 30, 1991-Page 12 FUTURE AGENDA SCHEDULE Mr. Pfeil indicated there would be public hearings on November 6 9 1991 concerning Reservoir and Pumphouse No. 2 and the Abbott Contractors parcel at Busch Road and Route 83 . On November 13th a public hearing concerning the Rohrman Auto Dealership project is scheduled. The meeting on November 20th would have a workshop for the Concrete Doctor property next to the Illinois Bell building east of Weiland Road, and a workshop concerning the Winchester Estates townhomes at Bank Lane and Route 83 . PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS Commissioner Howard asked if a traffic signal would be constructed at the intersection of Checker Road and Buffalo Grove Road adjacent to the new post office. Mr. Pfeil stated that there is no firm schedule for a signal at this location, and a warrant study would have to be done to determine if traffic movements justify the need for a signal. ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Rosenston, and unanimously carried to adjourn. Chairman Silbernik adjourned the meeting at 9:30 p.m. Respectfully submitted, li Buffalo Grove Plan Comm-Special Meeting-October 30, 1991-Page 13 f /4t Fay Rubin, R cording Secretary APPROV Y: MARTIN SILBERNIK, Chairman \./ Buffalo Grove Plan Comm-Special Meeting-October 30, 1991-Page 14 ./