Loading...
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 r • 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 %MOO Led