Antioch board approves CarMax site plan and 20-year community payment amid resident objections

The Village of Antioch Board of Trustees voted to approve a three-part application from CarMax Auto Superstores on April 9, 2025, adopting a final plat, a site plan and a community benefit agreement that calls for $25,000 a year to the village for up to 20 years or until the site’s front parcel is built out.

The vote followed more than an hour of public comment and board discussion. Attorney Mark Shaw, representing nearby homeowners, said his clients were not opposed to development but urged changes to the screening and lighting plans to better protect adjacent properties: "My clients do not oppose this project outright," he said, and asked trustees to consider modifications before approval.

Bruce Goldman, speaking for the applicant, told the board CarMax expects to add taxable value to the area and estimated the project would generate "over $220,000 in taxes to all the taxing districts." Staff described negotiated conditions recommended by the planning board and accepted by the applicant, including additional evergreen and shade tree plantings along the southern perimeter, a reduction of illumination levels in customer and employee parking areas by 20%, and replacing a six-foot privacy fence with an eight-foot privacy fence.

Several residents and trustees questioned whether the community payment would cover long-term municipal costs tied to the development. Trustee Mason said he doubted the amount was sufficient to cover public safety demands: "At $25,000 you can't hire an officer," he said during deliberations.

After the discussion the board approved the final plat (Resolution 25-27), the site plan (Resolution 25-28) and the community benefit agreement as amended (Resolution 25-29). For each resolution the roll-call indicated motions carried with three yes votes and recorded no votes; staff will finalize the written documents with the amendments noted in the meeting.

The approvals include the site-review conditions specified in the applicant’s packet — additional landscaping, lowered lighting, engineer and fire-district approvals and other permit-stage compliance steps. Staff said those items are typically finalized during the building permit process and will be enforced prior to construction and occupancy.

Next steps: staff will finalize the community benefit agreement language to reflect the amendment approved by the board and proceed with permit-review steps required by village code and by the fire and engineering authorities. Residents who objected asked the board to continue communicating with neighbors during final permitting.