1991-11-13 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
November 13, 1991
Rohrman Auto Dealership, Happ Property and Chatham
B-3 Parcel, Dundee Road West of Weidner Road
Rezoning to B-4 for Happ Property
Preliminary Plan for Happ Property and Chatham B-3 Parcel
Chairman Silbernik called the meeting to order at 7: 30 p.m. and
read the Notice of Public Hearing as published in the Buffalo Grove
Daily Herald, explained the format of the meeting, and swore in
persons who were giving testimony at the public hearing.
Commissioners present: Mr. Goldspiel
Mr. Krug
Mr. Rhodes
Ms. Howard
Mr. Rosenston
Mr. Charlette
Ms. Genell
Mr. Samuels
Mr. Silbernik
Commissioners absent: None
Also present: Mr. William Raysa, Village Attorney
Mr. Richard Kuenkler, Village Engineer
Mr. Jeffrey Braiman, Village Trustee
M , 1110 1 0
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•
Dr. Steve Berry, Superintendent, School
District 214
Mr. Ken Carmignani, Village Traffic
Consultant
Mr. Robert E. Pfeil, Village Planner
Mr. Marc Schwartz, Batler & Schwartz
Mr. Daniel Wolf, Batler & Schwartz
Mr. David Miller, Metro Transportation
Group, Inc.
Mr. John Pezl, CE Design, Ltd.
Mr. William Herrmann, CE Design, Ltd.
Mr. Robert Zolomij , Land Design
Collaborative
Mr. Bob Rohrman, Rohrman Automobile
Dealerships
Buffalo Grove Plan Comm-Public Hearing-Nov 13, 1991-Page 1
The following exhibits were presented by the petitioner at the
Public Hearing:
Exhibit A: Letter dated April 12, 1991 and economic report
concerning automobile dealers from the Village of
Libertyville
Exhibit B: Preliminary Plan dated November 13 , 1991
Exhibit C: Landscape plan dated November 6, 1991
Exhibit D: Site plan dated November 13 , 1991 depicting parking
stall and aisle variations
Exhibit E: Tree surveydated November 6, 1991
Exhibit F: Four building elevations dated May 22, 1991
Exhibit G: Cross section reflecting 18 foot buffer and sidewalk
bikepath along Dundee Road
Cross section reflecting 25 foot bermed buffer with
fence and proposed sidewalk along residential areas
Exhibit H: Cross section, west side of two story building and
parking with landscaping
Cross section, east side of building with parking and
detention basin
Exhibit I: Rendering of proposed building
Exhibit J: Preliminary Engineering Plan dated November 6, 1991
Exhibit K: Lighting plan dated November 6, 1991
Exhibit L: Preliminary Plat dated November 6, 1991
Exhibit M: Original Plat and Certificate of Survey
Exhibit N: Seven photographs of similar detention basins using
aerators
Exhibit 0: Letter from Olde Towne Millwork Company dated November
6, 1991 regarding the restoration of the silo
Buffalo Grove Plan Comm-Public Hearing-Nov 13, 1991-Page 2
Mr. Marc Schwartz reviewed the request for rezoning to B-4 and
approval of the Preliminary Plan as set forth in the Notice of
Public Hearing. He reviewed the series of events which led up to
the Public Hearing. On February 14, 1991 there was a Concept Plan
review by the Village Board, and after an additional review by the
Board on June 3, 1991 the project was referred to the Plan
Commission. Workshop meetings were held by the Plan Commission on
August 21, 1991 concerning a two dealership plan; on September 25,
1991 concerning one dealership and an office building; and on
October 30, 1991 concerning a plan for one dealership on four acres
of the Happ property and no proposal for development on the Chatham
B-3 parcel except for the re-configuration of the stormwater
pond.
Mr. Schwartz stated that the overall plan involves 15. 6 acres of
which 7 . 4 acres is the Chatham B-3 property already owned by Mr.
Rohrman and which would remain zoned B-3 and left vacant for the
present. Three acres of this property would be donated to
School District 214 for development of playing fields. The 8. 6 acre
Happ Farm property would be purchased by Mr. Rohrman, of which 4. 6
acres would be sold to District 214 for use as playing fields. Mr.
Schwartz noted that this agreement with District 214 would allow
the school district to obtain their land much more quickly and at a
lower cost than through condemnation proceedings which are pending.
Mr. Schwartz said Mr. Rohrman is requesting rezoning
to the B-4 District for a 4. 1-acre site that would be developed
for a Saturn automobile dealership, and approval is also being
requested for a Preliminary Plan which would include part of
the Chatham B-3 parcel concerning the stormwater retention pond.
Mr. Schwartz stated that in addition to the benefit that District
214 would receive by obtaining playing fields, the proposed
development would provide open space for the neighborhood and
generate sales tax revenue for the Village, which would benefit all
property owners in the Village and other residents.
Mr. Schwartz then presented Exhibit A which is a letter from the
Village of Libertyville dated April 12, 1991 which had been sent to
Mr. Rohrman without his request summarizing the impact of auto
sales on Libertyville's sales tax revenue and reflecting the fact
that the loss of even one average dealership would result in a
sales tax revenue decline of approximately $180, 000 annually.
Mr. Zolomij stated that he has been a land planner for 25 years and
he is also a landscape architect. He said he has served as an
expert witness in many land planning and zoning projects. He
reviewed land use in the areas adjacent to the proposed auto
dealer site. He said that the area directly east of the site is the
Chatham B-3 parcel which is approved for office development. He
Buffalo Grove Plan Comm-Public Hearing-Nov 13, 1991-Page 3
indicated that the area west of the site is zoned Residential
Estate; this is one of the areas that would be used by District
214 for playing fields. He noted that a multi-family area is
located north of the site; this area is zoned R-9. Mr. Zolomij
noted that three existing auto dealers are directly south of the
site across Dundee Road; these properties are zoned B-4.
Mr. Zolomij stated that the proposed Saturn dealership building
would be 23 , 700 square feet in size which is about 14 percent
coverage of the 4 acres involved in the project. There would be
234 parking spaces including handicapped parking spaces. There
would be two entrances to the dealership, both located on Dundee
Road. One of the entrances would be a full access driveway
allowing left and right turns while the other would be a right-in,
right-out only driveway.
Mr. Zolomij reviewed Exhibit G which shows that the buffer area on
the north end of the proposed plan would be 25 feet wide and would
include a walkway between the two playing field areas to be
developed by District 214. This area would be screened from the
adjacent residential area with fencing and landscaping. The east
portion of the proposed plan would be extensively landscaped as
would the portion along Dundee Road. He indicated that the Dundee
Road landscaped strip would be a minimum of twelve feet in width,
and in some areas it would be fourteen feet wide. He said that a
twelve foot landscaped strip would be provided on the west side of
the site adjoining the District 214 soccer fields.
Mr. Zolomij stated that of the 35 trees identified in the tree
survey, only 10 trees would be able to be preserved. He noted,
however, that there would be extensive landscaping which would
provide for the planting of 68 new trees as well as 40 flowering
shrubs and 22 evergreens. He stated that Exhibit C indicates that
a total of 130 new trees and shrubs will be planted on the Saturn
site.
Mr. Zolomij reviewed Exhibit H which indicates that the stormwater
retention pond will have pre-cast concrete walls that will be
aesthetically attractive and will blend in with the overall
landscaping plan for the development.
Mr. Zolomij referred to Exhibit D to review the request for a
variation of the Zoning Ordinance concerning the length of certain
parking spaces and the aisles widths in some areas of the site.
He noted that areas depicted in pink on Exhibit D will have parking
spaces 18 feet in length and parking aisles 24 feet in width.
He said the areas of the site depicted in gray will comply with the
Zoning Ordinance concerning parking stall length and aisle width.
Buffalo Grove Plan Comm-Public Hearing-Nov 13, 1991-Page 4
Mr. Zolomij stated that Exhibit H indicates that the proposed
Saturn dealership building will be a two-story building with a
total height of 25 feet. He said Exhibit I illustrates the arch-
itectural appearance of the building, which will have an exterior
of pre-cast drivit. He said the building will have an elegant
architectural appearance.
0
Mr. Zolomij stated that the request for rezoning fr m the existing
q
R-E to B-4 is compatible with adjacent zoning patterns and would be
appropriate for the area. He noted that the south side of Dundee
Road is already zoned B-4 and therefore the proposed plan would be
compatible with the area. He stated that property values in the
area would not be diminished by development of the proposed
dealership. He noted that there are residential areas adjacent to
the existing auto dealers zoned B-4 on the south side of Dundee
Road, and he said he does not think the property values of these
residential properties have been affected by the proximity to B-4
zoning. He stated that the proposed Saturn site is adjacent to a
major road, and the site has been vacant for a considerable length
of time, and these factors also support the appropriateness of the
requested B-4 zoning.
Mr. John Pez1 stated that he is the president of CE Design Ltd.
and he is a registered engineer in Illinois, Wisconsin, and
Indiana. He stated that he has 20 years of experience in land
development engineering, and he has worked on over 100 projects
that are similar to the Saturn development. Mr. Pezl said he has
reviewed the proposed engineering plan with the Village Engineer.
He reviewed Exhibit J, which is the Preliminary Engineering Plan.
He stated that water supply lines and sanitary sewer lines are
available near the site, and the plan will connect the site into
these existing public utilities.
Mr. Pezl explained that the stormwater retention pond on the
Chatham B-3 site was designed to provide for the Chatham residen-
tial area as well as the office development. He said the Saturn
development would involve re-configuring the pond and increasing
the storage volume from 6.9 acre-feet to 8.30 acre-feet. He stated
that the pond will have an attractive appearance and the use of
pre-cast concrete walls is being considered. He stated that
variations of the Development Ordinance are being requested con-
cerning the side slope of the pond, the safety shelf, and the
depth. He said the safety shelf would be 12 feet in width except
for an area near the channel which is a shallow water area.
The safety shelf in this area would be 5 feet in width. He stated
that a 5-foot shelf in consistent with standards of the Metro-
politan Water Reclamation District. He indicated that the pond
would have a depth of 10 feet in the main storage area and a depth
Buffalo Grove Plan Comm-Public Hearing-Nov 13, 1991-Page 5
of 7 feet in the channel area. He stated that the pond would be
aerated. He stated that the pond will be a design highlight of
the site.
Mr. Pezl discussed the proposed driveways to the site. He noted
that the easterly entrance on Dundee Road would be a full access
driveway, and the Illinois Department of Transportation (IDOT)
requires that this driveway be aligned with the driveway into the
Chrysler site on the south side of Dundee Road. He said this
driveway will be constructed with a left turn lane on Dundee Road
with a sufficient bay length. He indicated that the westerly access
point would be limited to a right-in, right-out driveway with no
crossover traffic to eastbound Dundee Road because there is a
barrier median across from the site in this area.
Mr. Pezl stated that a bikepath would be constructed along Dundee
Road along the Saturn dealership frontage. He stated that the
section of the bikepath along the Chatham B-3 frontage would not be
completed as there is already an asphalt path there and that future
development on that site would probably require any existing
sidewalk to be ripped up to allow site improvements.
Mr. Pezl stated that the restoration of the silo would not be
feasible because it is not structurally sound, and it would be too
costly to rehabilitate the structure. He noted that Exhibit 0 is
a letter dated November 6, 1991 form Todd Anderson of Olde Town
Millwork; Mr. Anderson indicates that the silo is not structurally
sound.
Mr. Pezl presented the lighting plan for the proposed project as
delineated on Exhibit K. He explained that the system has
reflectors on the lighting fixtures which hide the light source.
All lights have recessed fixtures and a "sharp cut off" design
which directs light onto the site so that light does not spillover
onto adjacent properties.
Mr. Pezl noted that the Village Engineer has indicated that an
additional 4 feet of right-of-way is necessary along Dundee Road;
the developer will dedicate the 4 feet and prepare a Plat of
Subdivision showing the right-of-way, maintaining the required
building setbacks. He noted that a preliminary plat of subdivision
is Exhibit L for the public hearing.
Mr. David Miller stated that he is the president of Metro Transpor-
tation. He indicated that he has been a registered engineer since
1975, and he has 23 years of experience in traffic and transporta-
tion analysis. He stated that he has done 500 traffic impact
studies, and he has taught for the Institute of Transportation
Buffalo Grove Plan Comm-Public Hearing-Nov 13, 1991-Page 6
Engineers. Mr. Miller stated that he has studied the peak and
off-peak traffic in the area adjacent to the proposed Saturn
site for both weekday and weekend periods, including a Saturday
when Buffalo Grove High School had a football game near the site,
and including weekdays when school buses were operating in the
area. He noted that traffic volume counts were conducted during the
peak morning hours of 7:00 to 8:00 a.m. ; the evening peak period
of 4 : 45 to 5: 45 p.m. ; and 11:45 to 12 :45 on Saturdays. He said that
14 school buses were counted in the morning peak hours. The
traffic analysis studied the Chrysler dealership across Dundee
Road from the proposed Saturn site, and the study indicates that 50
vehicles entered and exited the site in the morning peak period,
and 65 vehicles entered and exited the site in the afternoon and
Saturday peak periods. Most of the traffic to the Saturn site will
come off of Dundee Road with 50 percent of the traffic coming from
the west on Dundee Road and 45 percent of the traffic traveling
from the east on Dundee Road.
Mr. Miller stated that a left turn lane for eastbound traffic needs
to be provided on Dundee Road at the full access driveway into the
Saturn site, and this turn lane will operate efficiently with a
length of 100 feet plus a taper. This design will be sufficient for
all left turns by cars and delivery trucks. He stated that the
existing traffic signals on Dundee Road at Arlington Heights Road
and Weidner Road will provide adequate gaps for traffic movements
in and out of the Saturn site.
Mr. Miller stated that internal traffic circulation on the Saturn
site is good due to the fact that the four service bays could each
hold four cars so there will be stacking space for 16 cars, and
there would be no impact on the cross aisles required for other
traffic movements. He also noted that transport trailers would
enter the eastern drive and back up to the eastern parking area to
unload. The trailers would be unloaded in about one half of an
hour. He concluded that the proposed auto dealership is a low
traffic generator, and the site will have adequate access.
Mr. Rohrman stated that he owns several auto dealerships in the
Chicago area including a Saturn dealership in Libertyville.
He said he has been in the automotive sales business for 28 years,
and he has a number of dealerships in Indiana. He stated that he
always tries to build a good looking automobile dealership which
would attract customers. He stated that he believes the Village of
Buffalo Grove would realize at least $180, 000 in sales tax revenue
from the Saturn dealership. He noted that this figure is the
estimate made for its dealerships, but the proposed Saturn dealer-
ship in Buffalo Grove will be larger than the typical dealerships
in Libertyville, so he thinks the sales tax revenue will ultimately
Buffalo Grove Plan Comm-Public Hearing-Nov 13, 1991-Page 7
exceed $180, 000 per year. He said he is currently selling 100 new
cars and 50 used cars per month at the Libertyville Saturn
dealership which has only been in operation for a few months.
He said he is certain the Saturn dealership in Buffalo Grove will
be successful because the proposed building will be very
attractive, he uses a low key sales approach, and the Saturn is a
good car. He noted that he wants to be in the Buffalo Grove market
because the population in the area is expanding and there is a
demand for his product. He stated that he will be a good neighbor
to existing businesses and residents in the area.
Mr. Schwartz summarized the testimony that had been given and sta-
ted that the requested B-4 zoning is consistent with the land use
and zoning pattern in the area. He noted that the Chatham B-3
parcel adjoins the site to the east, and this property is approved
for office development, although Mr. Rohrman has no immediate plans
to develop this parcel. He noted that north of the Saturn site
the existing zoning is B-3 for a portion of the Chatham parcel and
R-9 P.U.D. for the Chatham apartments. He said to the west is the
Happ property which is zoned Residential Estate, but will be used
for recreational fields. He noted that south of the site across
Dundee Road there is B-4 zoning for three existing auto dealer-
, ships, and directly south of these dealerships there is single-
family and multi-family zoning.
Mr. Schwartz said that Mr. Rohrman's request for B-4 zoning would
be a "mirror image" of this existing zoning pattern south of Dundee
Road. He further stated that many parties would benefit from the
rezoning and development of this plan. District 214 would obtain
land for playing fields more quickly and at less cost than going
through condemnation proceedings for the Happ property. He said the
Village of Buffalo Grove stands to gain substantial financial
benefit through prospective sales tax revenue. He said there will
be minimal traffic impacts for the neighborhood, and property
values will not be diminished by the proposed development. He
stated that the proposed 8-4 zoning is a appropriate for the
property, and an auto dealership is a suitable use. He said the
proposed dealership will have a building area of only 23 , 700 square
feet, and this is considerably less intense than the 229, 000 square
feet of office space that is approved for the Chatham B-3 parcel.
Mr. Schwartz noted that the Happ property is presently is zoned R-
E, and it has remained undeveloped for a considerable period of
time since this zoning was placed on the property by Buffalo Grove.
He noted that the parcel is designated public/semi-public on the
Village's Comprehensive Plan, and the proposed plan of development
will maintain the intent of the Village' s Plan by creating
recreational areas of 4 acres on the Happ property and 3 acres on
Buffalo Grove Plan Comm-Public Hearing-Nov 13, 1991-Page 8
the Chatham parcel. He said there is a community need for both the
playing fields for Buffalo Grove High School and the tax revenue
that the Saturn dealership will generate for the Village and other
taxing districts. He noted that Buffalo Grove has recently
instituted new taxes such as the local sales tax and real estate
transfer tax, and this is an indication that the Village needs
additional revenue sources to meet its service responsibilities.
Dr. Berry, Superintendent of District 214, stated that he is here
not to speak on the merits of Mr. Rohrman's plan, but to speak
about the needs of the students of Buffalo Grove High School for
recreational facilities. He stated that he wants to encourage the
Plan Commission to support the proposed plan because it will help
District 214 address the recreational needs of Buffalo Grove
High School. He noted that the Buffalo Grove High School campus
was originally 40 acres in size, while most other larger high
schools in the District have campuses of 60 to 80 acres. He
indicated that the usable area of the Buffalo Grove High School
campus has been reduced to about 35 acres by right-of-way taking
along Dundee Road and the need for a stormwater detention basin.
He said this reduction in the size of the campus has put a pinch in
the provision of recreational areas for students.
Dr. Berry indicated that the proposed plan will provide land for
meeting the needs of the students and athletic activities of
District 214. He said that more space is needed for the soccer
program and for fields for the girls ' softball program. He noted
that the girls now have to go off-site to play, and this is not
a good situation since restroom facilities and access to trainers
is very limited. He said that some students use fields south of
Dundee Road, and this raises a question concerning safety since
students sometimes cross the road in non-signalized areas where
there are in jeopardy of being hit by vehicles due to the heavy
traffic in the area. He stated that the condemnation proceedings
for District 214 's acquisition of the Happ property could take
two years, and the District does not want to wait this long to
address its playing field shortage at the Buffalo Grove campus.
He indicated that this would be a hardship for current and future
students.
Chairman Silbernik asked Mr. Carmigani, the Village's traffic
consultant, and Mr. Kuenkler, the Village Engineer, to comment on
the presentations by the developer's engineer and traffic consul-
tant.
Mr. Carmignani indicated that he concurs with the conclusions of
Mr. Miller' s traffic impact study.
Buffalo Grove Plan Comm-Public Hearing-Nov 13, 1991-Page 9
Mr. Kuenkler said he finds the proposed engineering plan to be
basically acceptable, but certain revisions and details would
have to be addressed when final development plans are prepared
for Village review.
Commissioner Samuels noted that the Engineering Plan, Sheet E-4
of the meeting packet, indicates four areas where the retention
pond will have 2: 1 slopes, but these areas do not appear to have
the same slopes.
Mr. Pezl stated that the numerical values on the plan are correct,
even though the drafting representation may vary.
Commissioner Samuels inquired why the word "Honda" appears on one
of the site plan sheets, and he asked if any thought has given to
saving tree #34 a re-design of the parking lot as was previously
discussed at the most recent workshop.
Mr. Pezl said that any reference to "Honda" on the plan is
incorrect, and this label will be deleted from the plan.
Mr. Zolomij stated that it is not possible to preserve this tree
because of the difference in elevation of the site after necessary
grading is done. The tree would be severely damaged during the
grading work. Also, the parking area design is affected by the
need to provide the additional 4 feet of right-of-way along Dundee
Road and the need to provide for the necessary aisle widths in the
parking lot.
Commissioner Samuels commented that since the silo is not being
preserved, this area could be used for parking, and applicable
Village standards should be met for parking spaces in this area.
Mr. Schwartz said Commissioner Samuels ' point is well taken, and
the would address it.
Commissioner Genell asked for an explanation of Exhibit D
concerning the parking stall and aisle width variations, and she
asked if the variations would result in more green space on the
plan.
Mr. Zolomij stated that the pink areas on the exhibit are locations
where the parking stall length and aisle width will not meet the
Zoning Ordinance standards. He said these areas will be used for
car storage, and he noted that some additional green space has
been added to the most recent site plan.
Commissioner Charlette asked if the land for the District 214
Buffalo Grove Plan Comm-Public Hearing-Nov 13, 1991-Page 10
playing fields is meant for practice or actual games. He commented
that parking and access would be more critical if space is needed
for parking for parents and other spectators. He inquired if the
split between the 4 acre and 3 acre fields is a good plan for the
efficient use of the facilities.
Dr. Berry stated that the land would be used as both practice and
game fields and that a general plan has been drawn up which allows
for parking on existing parking lots on the high school property.
He indicated that although a contiguous area of fields would be
more desirable, the split fields are acceptable. He noted that the
cost of acquiring all of the Happ property with frontage along
Dundee Road would be prohibitive.
Commissioner Charlette inquired if the trees on the Happ property
would be preserved when the School District develops its playing
fields, and he asked if approval of the Rohrman plan would make
the originally approved plan for office development of the Chat-
ham B-3 property infeasible.
Dr. Christensen of Buffalo Grove High School indicated that Dis-
trict 214 will look into ways to lay out the fields to try to
preserve some of the trees.
Mr. Schwartz noted that part of the approved Chatham B-3 plan for
office development will be used for District 214 's playing fields,
therefore it would not be possible to construct the office plan
as originally approved, but there would be a remaining parcel
of 4 acres zoned B-3 and approved for office use.
Commissioner Charlette inquired if Mr. Rohrman still intends to
sell used cars in front of the Saturn building.
Mr. Rohrman stated that used cars would be marketed at the south-
east corner of the Saturn site, and new cars would be in the areas
south and west of the dealership building.
Commissioner Charlette asked who owns the ear-shaped parcel near
the retention pond area east of the Saturn site, and who would
maintain this area.
Mr. Schwartz stated that this ear-shaped area near the retention
pond will be part of the retention facility lot and would be fully
landscaped. If the Chatham B-3 parcel is sold to another
developer, there would be a covenant establishing a shared
maintenance agreement for the retention pond and land adjacent to
the pond. Until the B-3 parcel is sold, Mr. Rohrman has sole
ownership of the property and would maintain it.
Buffalo Grove Plan Comm-Public Hearing-Nov 13, 1991-Page 11
Commissioner Charlette inquired about drainage on the playing
fields. He also commented that his observation of the auto
dealerships in Libertyville is that they are located in commercial
areas, not near residential areas.
Mr. Pezl referred to Exhibit J showing that the storm sewer would
be brought up to the school property line where a connection could
be made to the line draining into the retention pond. He noted
that the retention pond would be large enough to handle the
drainage from the playing fields.
Mr. Rohrman said that concerning the location of auto dealer in
Libertyville, there are dealerships on Milwaukee Avenue that abut
residential areas, in some cases the residences are large single-
family homes.
Commissioner Rosenston inquired if the Fire Department had
requested any kind of emergency access to the proposed development
from Stradford Circle.
Mr. Pfeil said that the Fire Department has indicated that the
two access points from Dundee Road will be sufficient to serve
the site for emergency services.
Commissioner Rosenston noted his desire that the parking spaces
located at the front of the proposed development meet the standards
of the Zoning Ordinance. He also stated that he would like to see
the proposed concrete bikepath along Dundee Road extended west all
the way to Arlington Heights Road.
Commissioner Howard inquired what the height of the new trees and
evergreens would be.
Mr. Zolomij stated that a great deal depends on the type of species
used in the planting. On the whole evergreens would have a height
at planting of about five or six feet and the deciduous trees would
be approximately six to ten feet in height at planting. At maturity
the evergreens would be ten to fifteen feet in height and the
deciduous trees would be ten to twenty-five feet.
Commissioner Howard inquired what the hours of operation would be
for the proposed dealership. She asked if Saturday would be the
busiest sales day.
Mr. Rohrman stated that the service department would be open from
7: 30 a.m. to 5: 30 p.m. and the sales department would be open 9: 00
a.m. to 9: 00 p.m. on Monday through Friday. On Saturday the sales
Buffalo Grove Plan Comm-Public Hearing-Nov 13, 1991-Page 12
department would be open from 9:00 a.m. to 6:00 p.m. He indicated
that the service department would probably not be open on
Saturdays. He said that Saturdays are the busiest sales day.
Commissioner Rhodes complimented the development team on their
j excellent presentation. He noted that many of the residents are
concerned that cars would be stored on the vacant Chatham property
if there is a shortage of space at the dealership.
Mr. Rohrman stated that he would not store any vehicles on the
vacant Chatham property; if necessary, he would rent another lot
elsewhere for any kind of needed storage. He noted that he owns
an Acura dealership one and one-half miles to the west on Dundee
Road, and he could use this property for auto storage. He also
stated that he intends to sell the Chatham property.
Commissioner Rhodes asked where the exit doors for the service
department are located.
Mr. Zolomij stated that there is one door on the west side of the
building and another door on the north end of the building as
depicted on Exhibit D.
Commissioner Rhodes noted that the original Rohrman plan showed
parking on the fields for the school district and he inquired if
this is still planned.
Dr. Berry stated that there is no plan for a parking lot on the
Chatham B-3 field.
Mr. Schwartz noted that the original plan called for two automobile
dealerships.
Commissioner Krug inquired if a pager system would be used to call
salesmen instead of any kind of public address system.
Mr. Rohrman stated that pagers would be used and there not be a
public address system or speakers on the site.
Commissioner Krug inquired if the 10-inch storm sewer shown on the
Preliminary Engineering Plan stubbing to the west soccer fields
will be large enough, or would a 12-inch pipe be needed.
Mr. Pezl stated that the 10-inch sewer is a design detail that
could be worked out with the school district and that they would be
willing to provide any size stub that the school district would
need. He said the fields would probably be underdrained.
Buffalo Grove Plan Comm-Public Hearing-Nov 13, 1991-Page 13
Commissioner Krug asked if the drainage on the south side of Dundee
Road would be constricted by the proposed drainage plan for the
Saturn and Chatham B-3 sites.
Mr. Pezl stated that the retention pond and drainage plan would
have no effect on the efficiency of the drainage on the south side
of Dundee Road.
Commissioner Krug asked if the 30-inch and 42-inch storm sewers
and sanitary sewer shown the Engineering Plan on the north part of
the Chatham B-3 parcel would be constructed as part of the Saturn
development, or if District 214 would construct these sewers.
Mr. Pezl stated that the storm sewer would be necessary at some
point for servicing the playing fields but not for the Saturn
dealership. He said Mr. Rohrman would construct the sewers when
they are needed by District 214, but he did not know who would pay
for these utilities.
Commissioner Krug noted his desire for the concrete bikepath to be
extended on Dundee Road to Weidner Road. He stated that there may
not be any development on the Chatham B-3 parcel for quite some
time and that the bikepath should be constructed as part of the
Saturn project to fix the current unsafe condition of the sidewalk.
Commissioner Krug asked the height of the light poles in relation
to the height of the windows and balconies of the adjacent
residential structures.
Mr. Pezl noted that the light poles are 22 feet or 24 feet in
height depending on the fixture.
Commissioner Krug said he is concerned about the impact of these
lights on residences that may have second floor windows 18 feet to
20 feet in elevation.
Mr. Pezl said that these light poles are lower than the standard
street lights, and sharp cut-off fixtures would be used
to minimize light spillage onto adjacent properties. Mr. Pezl
noted that the closest residence to the site is a one-story
building, and the closest three-story building is 80 feet from
the site.
Commissioner Krug inquired when the lights at the dealership would
be turned off at night, and if a timer system would be used.
Mr. Rohrman stated that the lights would be on until about 9: 30
p.m. , and a timer would be used to shut off the lights approx-
Buffalo Grove Plan Comm-Public Hearing-Nov 13, 1991-Page 14
imately 10 or 15 minutes after closing.
Commissioner Krug asked if the fence at the top of the retention
pond goes all around the pond.
Mr. Pezl stated that a fence would be provided where needed for
safety. He noted that the pond uses a "step" design to provide
safety, and this reduces the need for fencing.
Commissioner Krug inquired if the 48 required parking spaces would
the Zoning Ordinance standards concerning dimensions.
Mr. Pezl stated that of the total 234 parking spaces, 2 spaces
would be for handicapped parking and would meet code standards,
14 required spaces would meet ordinance standards, and 218 spaces
would require a variation of the standard for stall length.
Commissioner Goldspiel stated that he concurred with Commissioner
Krug regarding the extension of the bikepath along Dundee Road
to Weidner Road. He inquired if the silo would be torn down.
Mr. Schwartz stated that the silo would be torn down.
Commissioner Goldspiel asked if the drive on the west side of the
building was to be one-way or two-way.
Mr. Pezi stated that the internal drive on the west side of the
building would be a two-way aisle.
Commissioner Goldspiel inquired if this aisle would be sufficient
for a two-way drive since it is only 24 feet wide.
Mr. Schwartz stated that Mr. Rohrman requires his employees to
deliver all vehicles to the customer at the front of the building
and therefore only employees would be driving in this aisle.
Mr. Pezl stated that 24 feet is a standard aisle size and would be
sufficient for vehicle maneuvers, including turns.
Commissioner Goldspiel noted that there is a 10-foot easement shown
on the plat; he asked how a utility easement could be located in
the pond.
Mr. Pezi stated that they had checked with all of the utilities
companies and there are no utilities located in this easement;
he suggested that the easement is not necessary and possibly could
be vacated.
Buffalo Grove Plan Comm-Public Hearing-Nov 13, 1991-Page 15
Commissioner Goldspiel expressed his concern with the safety shelf
variance, particularly where the shelf is at the lower depth area
of the pond. He asked about the depth of the safety shelf in
relation to the depth of the water in the pond. He inquired if
the highwater elevation is 690 feet.
Mr. Pezl stated that the shelf is three feet below the water level.
He explained that in the channel area, the water is seven feet deep
so it will be four feet below the safety shelf. Mr. Pezl verified
that the highwater level of the pond is 690 feet, and he stated
that no parking area would be below the highwater elevation of the
pond.
Commissioner Goldspiel asked for an explanation of the numbers
shown on the lighting plan.
Mr. Pezl said the lighting plan uses footcandles as the unit
of measurement in defining the amount of light that will be pro-
duced by the fixtures. He commented that moonlight is between
0. 2 and 1 footcandle, while exterior lighting is usually in the
2-footcandle range. A lighted interior room is a lighting level
of approximately 50 footcandles.
Commissioner Goldspiel asked if District 214 would have any respon-
sibility for maintenance of the retention pond.
Mr. Pezl said that the pond would be owned and maintained by the
owners of the Saturn B-4 parcel and the commercial portion of the
Chatham B-3 parcel.
Commissioner Goldspiel inquired about the reason for requiring an
additional four feet of right-of-way along Dundee Road.
Mr Kuenkler said that the Development Ordinance requires a right-
of-way of 54 feet from centerline for Dundee Road, and this allows
the needed space for installation of the eight-foot wide sidewalk.
Commissioner Goldspiel inquired if there are any alternate uses for
building in the event that the Saturn dealership leaves the site.
Mr. Rohrman stated that the facility could be used for a furniture
store or lighting store and other retail endeavors that need
a large display area.
Chairman Silbernik asked for comments and questions from the
persons in attendance.
Beth Polonsky, 3219 Carriage Way Drive, Arlington Heights, stated
Buffalo Grove Plan Comm-Public Hearing-Nov 13, 1991-Page 16
that she is very concerned with the destruction of some very old
and beautiful trees. She also stated that it is dangerous for
students to be crossing Dundee Road and walking one mile to get to
the athletic fields. Further, she expressed a desire to have the
concrete bikepath extended eastward along Dundee Road.
Ron Halpern, 901 Greenridge, stated that this kind of an automobile
dealership will be an eyesore to the residents and he deplored the
loss of so many trees. He further stated that it is a well known
fact that people would prefer to live just about anywhere but near
a car dealership and he does not want one in his backyard. Mr.
Halpern expressed his concern with the lighting of the dealership
and felt that these lights would infringe on the residents as well
as bringing more crime to the area. He said he is concerned with
the depreciation of the value of his property, and three realtors
that he has consulted with have told him that he must disclose the
fact that an auto dealership will be built near his property when
he puts his house on the market for sale.
Gene Johnson, 950 Beechwood, stated that there are enough car
dealerships in the area on the south side of Dundee Road. He
stated that the vacant property could conceivably be sold to
another dealership which would be intolerable. He stated that the
future playing fields would attract people after hours who would
then probably park throughout the residential side streets causing
problems for the residents. He asked if the playing fields on the
Chatham B-3 parcel would be fenced. He said he does not think his
property will continue to appreciate in value if the auto
dealership is built and if there are parking problems in the
neighborhood. He indicated that he believes the auto dealership
will depreciate the value of his property.
Dr. Berry of District 214 indicated that the fields would need some
fencing to protect players, but District 214 has no intention of
limiting access to the fields for public use.
Eleanor Hesse, 787 Beechwood, noted her concern regarding B-4
zoning next to Buffalo Grove High School. She noted that if the
auto dealership should go out of business, B-4 zoning would then
allow for a variety of unsavory uses such as a liquor store,
a tavern, a body shop, a bus terminal, a freight terminal, and
carnivals. She said that District 214 should acquire all eight
acres of the Happ property for Buffalo Grove High School.
Ron Erfort, soccer coach at Buffalo Grove High School, noted the
needs of the students for a "place to conduct business" just as
business have a place to conduct business. He said the fields are
greatly needed for the students to have an adequate area to
Buffalo Grove Plan Comm-Public Hearing-Nov 13, 1991-Page 17
iI
practice.
Miriam Simon, 641 Happsfield, stated that she works with many
failed dealerships as part of her job, and one of the problems
that former dealerships create is leftover chemicals and waste
materials that have environmental implications. She further stated
that she does not believe the north side of Dundee Road is an
appropriate site for this development.
Mr. Rohrman stated that the EPA stringently regulates car
dealerships, and registered carriers are hired to pick up oil for
disposal as well as antifreeze and coolant fluid.
Ron DeFore, 745 Weidner, read parts of a Tribune article dated
September 29, 1991 relative to the automobile industry slump and
suggested that the $180, 000 proposed tax revenue may never
materialize. He vehemently declared his dislike for noise
pollution, light pollution and air pollution that he believes are
created by auto dealerships. He stated that the proposed Saturn
dealership is not an appropriate use for the Happ or Chatham sites.
Guy Perna, 2726 N. Kennicott, Arlington Heights, stated that his
children attend Buffalo Grove High School and he is well aware that
the school district needs this land for the athletic program and he
said his main concern is for the safety of all the children in the
program. He further stated that once this land is gone, it will be
gone forever. He also stated that if this dealership does not go
in at this site, something else surely will and aestheti-cally this
development is probably the best way to go for the residents and
the Village. Mr. Perna also presented a video tape of students
crossing Dundee Road in an effort to reach the present playing
fields on the south side of Dundee Road.
Frank Schwab, 3516 N. Old Buffalo Grove Road, Arlington Heights,
stated that the playing fields are a necessity for the school
district and that the proposed automobile dealership is not an
inappropriate use for the site and that the dealership would not
be a detriment to the area.
Mike Munson, 228 Cherrybrook, Arlington Heights, stated that safety
of the students is a major factor that must be considered, and the
proposed dealership is a good tradeoff for acquiring playing fields
for the high school.
Sharon Glick, 780 Weidner, stated that she presently rents a third
floor apartment at Chatham, and is interested in buying her unit if
the building is converted to condominiums, but that she would not
purchase her unit if a car dealership were to open on the Happ
Buffalo Grove Plan Comm-Public Hearing-Nov 13, 1991-Page 18
site.
Arthur Dore, 884 Stradford Circle, inquired if any public address
system would be used at the proposed dealership and how many lights
would be left on for security purposes. He commented that the
proposed zoning change is not consistent with the Village's
Comprehensive Plan.
Mr. Rohrman stated that there would not be any public address
system used and that there would probably be three lights kept on
for security in areas that had not as yet been identified. He said
security lights would probably be located to the east, west, and
south of the building.
Mr. Dore stated that he is not opposed to land for playing fields
but that he is opposed to this proposed development. He further
stated that more police patrols are needed to enforce speed limits
in the area and that perhaps the high school would be better off as
a closed campus.
Don Malow, 838 Stradford Circle, stated his concern at the public
use of the proposed playing fields which creates parking havoc and
messes left by the public. He said that in the summer people will
use the Chatham B-3 field until dark, and this will affect the
neighborhood. He expressed concern about the impact of the proposed
lighting for the dealership.
Mary Flynn, 773 White Pine, stated her concern that delivery trucks
would come out of the western drive and take up two lanes of
traffic thereby creating even more traffic problems on Dundee Road.
Mark Elias, 664 White Pine, stated that the injuries to students
over the years crossing Dundee Road has not been the result of
trying to reach the soccer fields but rather in reaching other
destinations. He noted that District 214 was encouraged to acquire
the Happ property in 1986 when the Chatham development was under
consideration. He noted that the Village has previously denied
requests for auto dealerships on the north side of Dundee Road, and
he stated that the Village should maintain this policy. He also
questioned the wisdom of an unfenced pond in an area where children
reside and play.
Commissioner Goldspiel noted that a safety ledge is required in the
pond, and this makes fencing less critical as a safety measure.
Mr. Elias also noted that cars at Mr. Rohrman's Palatine facility
are parked along the right-of-way.
Mr. Schwartz stated that they have not been cited nor asked to
Buffalo Grove Plan Comm-Public Hearing-Nov 13, 1991-Page 19
desist from so doing by the Village of Palatine. Buffalo Grove,
however, does not allow parking of cars in the required landscaped
strip along a road, so Mr. Rohrman will abide by Buffalo Grove's
requirements.
Mr. Elias also inquired if the anticipated sales tax revenues had
been achieved at Mr. Rohrman's Libertyville facility. Mr. Elias
said he thinks the projected figure of $180, 000 of sales tax
revenue per month is a highball number that won't be achieved by
the Buffalo Grove Saturn dealership, or the Saturn dealership
will take business from existing dealers, and the Village will
not realize any net increase in sales tax from auto dealers.
Mr. Rohrman stated that sales of cars has exceeded his expectations
at the Libertyville facility. He said the dealership has been open
three months, and 65 cars were sold in the first month, 90 in the
second month, and 97 in the third month. He noted that these
figures include new and used vehicles.
Scott Vicari, of Arlington Toyota, stated that there would not
be a significant increase in the total number of cars sold in
Buffalo Grove with the development of a Saturn dealership.
Chairman Silbernik inquired if the same number of cars are sold
even as more dealerships are added to a street.
Mr. Vicari stated that he believes this to be the case.
Mr. Rohrman stated that he does not agree with Mr. Vicari's
conclusion that total car sales in Buffalo Grove will not increase.
Chairman Silbernik noted that Mr. Vicari is not impartial and that
he has a vested interest in keeping the proposed Saturn dealership
out and therefore it is not productive to continue along this line
of questioning.
Commissioner Goldspiel noted that the Plan Commission had solicited
Mr. Vicari's comments, and he said the Commission should be appre-
ciative that he offered his opinion. Commissioner Goldspiel stated
that the amount of sales tax generated or the total amount of car
sales are not essential facts in considering zoning and planning
issues for this site.
Mr. Elias stated that the bottom line is that the residents in the
area do not wish to have a car dealership on the property.
Al Vermiglio, 445 Chatham Circle, stated that the Village of
Buffalo Grove needs tax revenues if there is to be any hope of
Buffalo Grove Plan Comm-Public Hearing-Nov 13, 1991-Page 20
property tax reduction. He noted that Dundee Road is not a
residential street as some people believe. Further, Mr. Vermiglio
stated that there is a new housing development being built behind
the Toyota dealership which obviously has buyers so the proximity
to a car dealership must not be detrimental to residential
property values. He stated that the Saturn plan would in no way
significantly alter the character of Dundee Road. He also noted
that Mr. Rohrman is expanding his businesses and not closing any of
his facilities.
Mr. Vermiglio further stated that there should be better access
provided for emergency vehicles to reach the ball fields, the pond
should be fenced, and the bikepath should be extended along Dundee
Road. He said that the favorable aspects of Mr. Rohrman's plan
outweigh the negative points that have been raised by some people.
Nancy Litwin, 3210 Volz, Arlington Heights, stated that she is
interested in the school getting the necessary land as quickly as
possible for the safety of the students.
Eleanor Hesse, 787 Beechwood, stated her concern that an automobile
dealership on this site would lead to another automobile dealership
request. She asked if the Chatham B-3 parcel could be rezoned to
the B-4 zoning district. She said B-4 zoning for auto dealerships
at this location on the north side of Dundee Road would create a
poor entryway into the Village and would downgrade the area near
Buffalo Grove High School.
Mr. Raysa stated that the owner of the Chatham B-3 parcel would
need to submit a petition requesting rezoning to B-4. The petition
would then go through the required procedural review process,
including a public hearing.
Gene Johnson, 950 Beechwood, inquired if there would be any
external sound system to attract the attention of the sales people.
Mr. Rohrman stated that there would be no external sound system.
Chairman Silbernik inquired if the parking aisles would be
maintained so that parked vehicles would not be bumper to bumper.
Mr. Rohrman affirmed that the parking aisles would be kept free of
parked vehicles.
There being no further comments, Chairman Silbernik closed the
public hearing at 11:40 p.m.
Buffalo Grove Plan Comm-Public Hearing-Nov 13, 1991-Page 21
Respectfully submitted,
;7- - id}
Fay Rubin, R ording Secretary
APPROVED Y:
MARTIN SILBERNIK, Chairman
Buffalo Grove Plan Comm-Public Hearing-Nov 13, 1991-Page 22
\./
SPECIAL MEETING
BUFFALO GROVE PLAN COMMISSION
November 13, 1991
Rohrman Auto Dealership, Happ Property and Chatham
B-3 Parcel, Dundee Road West of Weidner Road
Rezoning to B-4 for Happ Property
Preliminary Plan for Happ Property and Chatham B-3 Parcel
Chairman Silbernik called the meeting to order at 11:45 p.m. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Mr. Goldspiel
Mr. Krug
Mr. Rhodes
Ms. Howard
Mr. Rosenston
Mr. Charlette
Ms. Genell
Mr. Samuels
Mr. Silbernik
Commissioners absent: None
Also present: Mr. William Raysa, Village Attorney
Mr. Richard Kuenkler, Village Engineer
Mr. Jeffrey Braiman, Village Trustee
Mr. Brian Rubin, Village Trustee
Dr. Steve Berry, Superintendent, School
District 214
Mr. Ken Carmignani, Village Traffic
Consultant
Mr. Robert E. Pfeil, Village Planner
Mr. Marc Schwartz, Batler & Schwartz
Mr. Daniel Wolf, Batler & Schwartz
Mr. David Miller, Metro Transportation
Group, Inc.
Mr. John Pezl, CE Design, Ltd.
Mr. William Herrmann, CE Design, Ltd.
Mr. Robert Zolomij , Land Design
Collaborative
Mr. Rob Rohrman, Rohrman Automobile
Dealerships
Buffalo Grove Plan Comm-Special Meeting-Nov 13, 1991-Page 1
APPROVAL OF MINUTES - None
COMMITTEE AND LIAISON REPORTS
Commissioner Goldspiel stated that it was student government night
on November llth and therefore he did not attend a Village Board
meeting.
Rohrman Auto Dealership, Happ Property and Chatham
B-3 Parcel, Dundee Road West of Weidner Road Rezoning to B-4 for
Happ Property
Preliminary Plan for Happ Property and Chatham B-3 Parcel
Commissioner Goldspiel asked if the light at the Saturn dealership
would be reflected when it falls on the new car reflective
materials such as chrome and glass.
Mr. Rohrman said that the new lighting system has a spillage of
approximately ten feet from the property line and decreases to
almost zero even with the cars parked in the lot.
Mr. Rohrman noted to the Commission that the cross section of
Dundee Road presented at the public hearing as Exhibit G shows a
berm along the Dundee Road frontage. He said that this design was
done without his knowledge, and he cannot provide a berm because he
would not be able to market cars if the product can't be seen from
the road.
Chairman Silbernik noted that the Village Board is tentatively
scheduled to consider the Plan Commission's recommendation on this
project on Monday, December 2, 1991.
Moved by Commissioner Rosenston, seconded by Commissioner Genell
that the Plan Commission recommend approval to the Village Board of
the request for Preliminary Plan approval for Parcels A and B and
rezoning from the R-E District to the B-4 District for Parcel B
with modification of Exhibit G as presented at the public hearing
to show removal of the berm fronting the proposed building on
Dundee Road and subject to:
1. All parking from the south wall of the building to Dundee
Road shall conform to the standards of the Zoning Ordinance
with the exception of parking along the west property line;
2 . The concrete bikepath shall be constructed to run along
Dundee Road from Weidner Road to Arlington Heights Road;
Buffalo Grove Plan Comm-Special Meeting-Nov 13, 1991-Page 2
3 . No exterior public address system shall be used on the auto
dealership premises at any time;
4 . Reduction of the slope around the retention pond as much as
possible.
Commissioner Rosenston inquired if the uses allowed in the B-4
District on the site could be limited by the Village.
Mr. Raysa stated that if the petition is for straight rezoning to
B-4, the ordinance approving the rezoning cannot limit uses.
He noted that if the petition was for a special use, uses could be
limited.
All amendments to the motion were accepted by Commissioners
Rosenston and Genell.
Mr. Carmignani noted that access to Lot 3 on the developer's
preliminary plat, which is the Chatham B-3 parcel, would be
limited to one access driveway to Weidner Road, and no access
to Dundee Road under the originally approved plan for the Chatham
B-3 parcel. He suggested that future access to Dundee Road for
a future development on Lot 3 could possibly include a right-in,
right-out driveway, but he would recommend against a full access
driveway. He suggested that an access easement between Lot 1
(the Saturn site) and Lot 3 (the Chatham B-3 parcel) should be
considered when the plat of subdivision is approved.
Mr. Raysa commented that if part of the Chatham B-3 parcel is
given to District 214 for playing fields, this area would no longer
be part of the originally approved P.U.D. for the office develop-
ment. He said it appears that one office building would be allowed
on the remaining portion of the Chatham B-3 parcel under the pro-
visions of the approved P.U.D.
Commissioner Goldspiel said that future development on Lot 3 should
be limited to one access to Weidner Road, and a right-in, right-out
to Dundee Road.
Mr. Carmignani said that is his recommendation.
Commissioner Goldspiel noted that the current approved plan for
the Chatham B-3 parcel should remain in effect because it limits
access to only Weidner Road.
Commissioner Samuels noted that the right-in, right-out driveway
from Lot 3 to Dundee Road could be considered in the future when
a development proposal is submitted for review.
Buffalo Grove Plan Comm-Special Meeting-Nov 13, 1991-Page 3
Commissioner Goldspiel noted his opposition to the motion by
stating that the two biggest reasons in favor of the proposed plan
are the expected sales tax revenue to the Village and the
acquisition of land for the District 214 's playing fields. He said
that he has thought for some time that Buffalo Grove
High School needs additional recreational fields, and he has .
raised this issue on previous occasions. A better solution,
however, would be for District 214 to acquire all eight acres
of the Happ property, and if this requires condemnation, then
that is what should be done. He commented that having the playing
fields as proposed in this development would not be beneficial to
the residents in the area, and contiguous fields on the Happ
property would work better for the High School. He said that
the fields will be used for games as well as practices, and this
will create parking problems for the neighborhood if some of the
fields are on the Chatham B-3 parcel.
Commissioner Goldspiel commented that the issue of safety for
students using the park south of Dundee Road is a temporary
problem that should not drive the Village's planning and zoning
decisions. He said that the projected sales tax revenue that would
be generated is not great enough to make a difference in the
Village's tax rate affecting property owners, and it should not
be used as a reason to rezone property.
Commissioner Goldspiel stated that on a land use basis the plan
proposed by Mr. Rohrman makes no sense and would not work. He
noted that under the "LaSalle factors" used in Illinois courts
concerning land use and zoning litigation, major streets such as
Dundee Road have been determined to be logical zoning lines
separating zoning districts and land uses. He said that Dundee Road
is a logical line separating the B-4 zoning for auto dealers on the
south side from less intense zoning and land use on the north side
of Dundee Road. He said prior legal decisions have indicated that
uses on the opposite side of a street do not influence the
character of an area as much as developments present on the same
side of the street.
Commissioner Goldspiel said it is the Village's policy to maintain
Dundee Road as an attractive entryway into the Village, and the
proposed 8-4 zoning is not consistent with this policy. He stated
that to have B-4 zoning and an auto dealership on the north side of
Dundee Road would be a major detriment to the neighborhood and all
of the Cook County portion of Buffalo Grove. He said that people
need to be encouraged to maintain their properties, and approval of
the proposed 8-4 zoning would undermine property owners' efforts to
improve their properties. He stated that the proposed automotive
use is too intense and is undesirable at this location.
Buffalo Grove Plan Comm-Special Meeting-Nov 13, 1991-Page 4
Commissioner Rhodes stated he does not want to see this parcel
rezoned to B-4 and he said that the District 214 would be much
better off to have the playing fields contiguous on the eight-acre
Happ property. As proposed by Mr. Rohrman's plan, the residents
would suffer from public use of the playing fields on the Chatham
B-3 parcel, because of parking problems and possibly noise. .
He noted that more kids cross Dundee Road during the lunch hour at
Buffalo Grove High School than after school as part of a recreation
program. He said that potential sales tax benefit
offered by an auto dealership does not outweigh the negative
factors concerning this land use at this location.
Commissioner Krug noted that it was an early determination by the
Plan Commission to keep Dundee Road 'as an attractive corridor,
and the current residential character on the north side is
consistent with this policy. He said the proposed B-4 zoning does
not seem appropriate for this location on Dundee Road, and he
suggested that other locations in the Village, such as Route 83 or
Route 22, would be more appropriate for an auto dealer.
Commissioner Samuels stated that he is concerned about the
assertion that this rezoning is an issue of Lake County Buffalo
Grove against the Cook County portion of the Village. He stated
that the main issue is whether this development will change the
entire character of the area. He noted that this is an in-fill
parcel and one of the last to be developed, so he does not think
that there is danger of a "domino effect" that would result in more
B-4 zoning along Dundee Road. He said he would not want the commer-
cial pattern of development that has occurred in Wheeling to happen
in Buffalo Grove. He said good planning would support a land use
pattern of commercial use along Dundee Road, multi-family use
adjacent to the commercial area, and single-family use north
of the multi-family area. He said Mr. Rohrman's plan would result
in this type of pattern. He stated that fiscal responsibility is an
issue that the Plan Commission needs to address. He stressed that
the overall value of this development to the community makes it
worthwhile to approve. He noted that the plan would reduce the
amount of office space that would be built on the Chatham B-3
parcel, and this would reduce traffic in the area. In addition, the
Village and other taxing bodies would gain additional tax revenues,
and the High School would get badly needed fields. He noted that
District 214 was represented at the public hearing and Dr. Berry
said the District supports the proposed plan.
Commissioner Rosenston said that ideally all fifteen acres of the
Happ property and the Chatham B-3 parcel should be recreational and
open space land, but the reality of the land value makes this
impossible. He said the approved P.U.D. for the Chatham B-3 parcel
Buffalo Grove Plan Comm-Special Meeting-Nov 13, 1991-Page 5
would have a terrible traffic impact on the area. He indicated that
when he evaluates the pros and cons of the proposed plan, he con-
cludes that the plan is overall a benefit to the community, and
it should be approved.
Commissioner Genell stated that the benefits of this development
outweigh the negatives. She said the project will serve both Cook
and Lake County residents, and approval of the plan will avoid
a costly condemnation process of the Happ property by District 214
that would be paid by the taxpayers. She commented that she had
been favorable toward the developer's original plan for two
automobile dealerships because the plan looked like it would
work very well.
Commissioner Genell stated the development would provide tax
revenues, it is aesthetically pleasing, it would provide 130 trees
on the Saturn site, it follows the intent of the Comprehensive Plan
concerning the provision of open space, it enlarges the stormwater
retention area, and it would have an acceptable traffic plan.
She noted that impacts such as noise and lighting have been
addressed by the developer, and she does not think the dealership
will be a detriment to adjacent properties.
Commissioner Howard stated that she concurs with Commissioners
Goldspiel, Krug and Rhodes concerning the inappropriateness of the
requested B-4 zoning at this location. She does not feel that this
development preserves the character of the neighborhood. She noted
that peak activity at the dealership would occur in the evenings
and Saturdays and this would intrude on the residents of the area.
She said that in her opinion Dundee Road is the appropriate
boundary line for B-4 zoning in the area, and it should not be
allowed on the north side of Dundee Road. She commented that the
storage of automobiles is not aesthetically pleasing, and this
would detract from the appearance of the area.
Commissioner Charlette stated that everything has been said con-
cerning the pros and cons of the development, so he will not take
time to repeat the various issues.
Chairman Silbernik stated that he was originally opposed to the
auto dealership plan. As the workshops proceeded, however, issues
that concerned him were addressed by the developer, and he is now
able to support approval of the plan for one dealership. This plan
will not have the impact that the two dealership plan would have,
and the current plan will not have a serious traffic impact on the
area.
Buffalo Grove Plan Comm-Special Meeting-Nov 13, 1991-Page 6
Chairman Silbernik called for a vote on the motion and the vote was
follows:
AYES: Rosenston, Genell, Samuels, Silbernik
NAYES: Goldspiel, Krug, Rhodes, Howard, Charlette
ABSTAIN: None
ABSENT: None
The motion failed 5 to 4.
Commissioner Krug noted that the site plan itself is good, but the
use is inappropriate for this site.
Commissioner Goldspiel said the site plan has some problems
because it is very crowded and needs more buffering. He commented
that the plan would not result in a "mirror image" of the zoning
on the south side of Dundee Road because there is a large detention
basin between the Toyota and Chrysler dealerships and the adjacent
residential area. He indicated that the siting of the
Saturn dealership in relation to adjacent properties is not
adequate. He suggested that if playing fields were not developed on
the Happ property and Chatham B-3 parcel, R-9 zoning for residen-
tial development would be appropriate.
Commissioner Charlette commented that the site plan is good, but he
is concerned that it is somewhat congested and he has some
reservations regarding the internal traffic circulation.
Commissioner Rhodes said that he has some problems with the site
plan, but his main concern is the automotive use at this location.
He said he is concerned with the playing field on the Chatham B-3
parcel, and he does not think the High School fields should be
split up into two areas.
CHAIRMAN'S REPORT - None
FUTURE AGENDA
Mr. Pfeil noted there would be a meeting on November 20, 1991 for
the Depot Place project as well as the Winchester Townhomes.
PUBLIC COMMENTS AND QUESTIONS - None
STAFF REPORT - None
NEW BUSINESS - None
Buffalo Grove Plan Comm-Special Meeting-Nov 13, 1991-Page 7
ADJOURNMENT
Moved by Commissioner Rhodes, seconded by Commissioner Rosenston,
and unanimously carried to adjourn. Chairman Silbernik adjourned
the meeting at 12:55 p.m.
Respectfully submitted,
•
Fay Rubin, ecording Secretary
APPROVED BY•
MARTIN SILBERNIK, Chairman
Buffalo Grove Plan Comm-Special Meeting-Nov 13, 1991-Page 8
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Led