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1993-02-03 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION February 3, 1993 Rolling Hills Subdivision, Aptakisic Road west of Brandywyn Lane - Annexation with R-3 P.U.D. Zoning and Preliminary Plan -- Workshop #1 Indian Creek, Northwest Corner of Port Clinton Road/Prairie Road - Annexation with R-3 and R-4 Zoning and Preliminary Plan -- Workshop #3 Chairman Silbernik called the meeting to order at 7:30 p.m. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Silbernik Mr. Krug Mr. Rhodes Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Commissioners absent: Mr. Goldspiel Ms. Genell Also present: Mr. Gerald Tenner, Marks, Marks & Kaplan Mr. John Green, Systems Design Group, Ltd. Mr. Edward Covici, Scarsdale Homes Mr. Lawrence Freedman, Ash, Anos, Freedman & Logan Mr. John Martin, JEN Land Design, Inc. Mr. Edward Schwartz, Edward Schwartz & Co. Mr. Donald Manhard, Jr. , Donald Manhard Associates, Inc. Mr. Charles Hendricks, Village Trustee Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Rhodes, seconded by Commissioner Howard to approve the minutes of the Public Hearing of January 20, 1993 . The minutes were unanimously approved, with Commissioners Rosenston and Silbernik abstaining. Moved by Commissioner Berman, seconded by Commissioner Rhodes to approved the minutes of the Regular Meeting of January 20, 1993 . The minutes were unanimously approved, with Commissioners Rosenston and Silbernik abstaining. Buffalo Grove Plan Comm-Regular Meeting-February 3, 1993-Page 1 COMMITTEE AND LIAISON REPORTS Commissioner Rosenston reported on the Village Board meeting of February 1, 1993 and stated the following items were discussed: 1. Approval of a Special Use for Computer Discount Warehouse to have a retail area in a building zoned in the Industrial District; 2. Condell Acute Care Center signage change was discussed as well as the need for providing access along the road adjacent to the north side of Fire Station No. 27. The road is now ungated to see if this will be a satisfactory solution to the need for better access to the facility; 3 . Discussion was held on the restructuring of the TIF District financing for the Town Center; 4. Speedway service station on Milwaukee Avenue was referred to the Plan Commission for review of the proposed annexation and zoning. ROLLING HILLS SUBDIVISION, APTAKISIC ROAD WEST OF BRANDYWYN LANE ANNEXATION WITH R-3 P.U.D. ZONING AND PRELIMINARY PLAN -- WORKSHOP #1 Mr. John Green, of Systems Design Group, stated the parcel consists of approximately 78 acres located west of the Churchill Lane development, north of Aptakisic Road. The site borders Long Grove on the north and west and Buffalo Grove on the south and east. He noted that the site has two separate real estate parcels. One parcel is under contract by Scarsdale Homes; the other parcel is not yet under contract to Scarsdale. He said that the 67 acre parcel which is currently Rolling Hills Nursery has a 66 foot wide access strip which extends down to Aptakisic Road. There is another access strip on the west side of the drainage creek. Much of the land west of the drainage creek is wetlands. The 10 acre parcel between these two roads is owned by the Felsl family. This is the other parcel that needs to be acquired by Scarsdale to implement the proposed plan for the subdivision. This parcel has a small pond at the northwest corner. The lowest part of the entire site is along the southwest side near Aptakisic Road. Commonwealth Edison also has a right-of-way that crosses the northeast corner of the site and isolates a 3 .7 acre parcel. Along the north and northern third of the west side of the parcel are developed single family lots in Long Grove under the R-1 and R-2 zoning which are two acre lots. The bottom two thirds of the southwest corner are currently undeveloped. Surrounding the site are single family homes tiered in several different zoning districts. Buffalo Grove Plan Comm-Regular Meeting-February 3, 1993-Page 2 Mr. Tenner, of Marks, Marks & Kaplan, stated that there is a suit to disconnect these two parcels from Long Grove presently pending in the Circuit Court of Lake County by the owners of the two parcels. This case is set for trial in March. Long Grove has initiated settlement discussions but has noted that they would like to know what the development will look like, as does Buffalo Grove, before they commit to a settlement. Therefore, Scarsdale has put together a Concept Plan to show both villages; the land plan attempts to accommodate the planning policies of both villages. To date, Long Grove has not responded. He further noted that if Long Grove does not respond or does not approve, the disconnection trial will proceed in March. Mr. Green stated that the plan addresses the concerns and needs of both villages. He said Long Grove has identified the following concerns: 1. Sensitivity to Long Grove ordinances and the transition area that would be created along the north and west boundary. 2. Sensitivity to the Churchill Subdivision. 3 . Commonwealth Edison right-of-way which exists and isolates 3 .5 acres which somehow should be integrated into the project. 4. Grading of the site as the land falls approximately 20 feet from the north to the south. 5. Soil conditions and the drainage ditch need to be addressed. The drainage ditch runs along the west side of the site at the southern portion. Soil at the southwest corner is not as good as that on the rest of the site. 6. Access to the site is a major concern. There is a 66 foot wide access on the Rolling Hills parcel. This site is two parcels, however, that will be considered as a unit. The site, however, could be developed independently. 7. There is a need to hook up utilities and services which can be reached in Buffalo Grove. Water is available in Brandywyn Lane without any infringement on existing homes. . 8. Stormwater management is good on the site, however, sanitary lines will have to be extended approximately 2, 000 feet to Buffalo Grove Road. Mr. Green then noted Buffalo Grove's expectations as: 1. Buffalo Grove's Zoning and Development Ordinance standards need to be met and integrated with the desires of Long Grove. Therefore the plan proposes three different lot sizes in Buffalo Grove Plan Comm-Regular Meeting-February 3, 1993-Page 3 order to meet these varying considerations. Mr. Green stated that the plan proposes 13 lots with R-1 standards which are 20,000 square feet and 100 feet in width and 200 feet in depth. There are 64 lots that would meet the R-2 standard of 15,000 square feet in area, 90 feet in width and 165 feet in depth. These lots abut the lots in the Churchill Subdivision which is zoned R-2. There are also 69 R-3 lots which are to be located in the center of the site with average lot sizes of 10, 000 square feet, 80 feet wide and depths of 130 feet. Mr. Green continued with the list of concerns relative to the Village of Buffalo Grove and stated: 2 . They have developed a dual access road on Aptakisic Road. This street would be designed as a divided road with a center median for the segment directly north of Aptakisic Road. Mr. Green strongly noted his preference for two separate street accesses the site as a safety measure and for the development of a sense of community. He stated he would prefer to have another access road linked to Brandywyn Lane. This road could be constructed through a stormwater management area which will be conveyed to the Village from the Churchill Lane development. 3 . Mr. Green stated that the Aptakisic Road entrance to the site would be adjacent to the stormwater detention area, giving a 300 foot setback for the homes closest to Aptakisic Road, and providing a stacking area for vehicles entering and leaving the site. The detention area needs to be located at this southwest corner because of the natural drainage pattern on the site. Aesthetically, the Aptakisic Road entrance would be enhanced by these features. 4. The entry road has been maneuvered so that it lines up with the existing bikepath located at the south access on Aptakisic Road. This will then be hooked up with the bikepath on Brandywyn Lane to create a complete loop. 5. Mr. Green noted that he is not proposing three separate zonings, rather an R-3 P.U.D. for the entire parcel which will prevent redesigning or subdividing the lots in the future. The particular zoning restrictions of each of the three different zoning districts would remain but they all would be under an R-3 P.U.D. Mr. Green noted that this concept of different lot sizes been done in other Scarsdale developments in Buffalo Grove. Mr. Green noted that the homes would average between 3, 000 and 3,500 square feet and could have three car garages. Some of the larger lots will be able to accommodate circular drives. This will not be a problem with the lot sizes as presented. Buffalo Grove Plan Comm-Regular Meeting-February 3, 1993-Page 4 Commissioner Krug asked if there would be sidewalks on both sides of all streets. Mr. Green stated in the affirmative. Commissioner Krug asked if there would be access across the Commonwealth Edison right-of-way to the stormwater detention area in the northeast corner of the site. Mr. Green stated that they would be allowed to have a crossover point. Commissioner Krug stated that he would prefer to see two separate street accesses to the development. Mr. Green stated that this is not a problem. Two accesses can be accomplished on the plan and the most accessible spot for the second street would be through the stormwater detention area on the west side of Churchill Lane to connect to Brandywyn Lane. Commissioner Krug asked what kind of guarantee could be made that the R-1 or R-2 zoning restrictions will be maintained. Mr. Green noted that this could be incorporated as part of the annexation agreement. Mr. Tenner stated that it could also be built into the P.U.D. approval. Mr. Pfeil stated that the P.U.D. goes on indefinitely and that Village staff would need to ensure that all restrictions are being followed after the initial approval. Mr. Green noted that one of the differences between R-1, R-2 and R-3 zoning is that lots in the R-1 and R-2 District can have two curb cuts. He said that perhaps the final plat could show all required yard setbacks on all sides of each lot. Mr. Pfeil noted that there may be some other controlling documents that would be preferable to using the plat. Commissioner Krug stated that he would prefer that separate zoning districts be used, not a P.U.D. with underlying R-3 zoning. Commissioner Krug asked what the bikepath route would be. Mr. Green stated that the bikepath would extend up on the west side of the lots that abut the Churchill subdivision, and then it would connect to the Village's existing system by going through the stormwater detention area west of Brandywyn Lane. Commissioner Rhodes stated that he would not support the plan Buffalo Grove Plan Comm-Regular Meeting-February 3, 1993-Page 5 without two street accesses. He further noted that he would prefer R-1 and R-2 zoning only. He stated this is a very nice plan that is aesthetically pleasing, but the internal roadway system seems too much like a city street pattern. Commissioner Rhodes asked that the Village Engineer be consulted regarding the flooding problems at the Churchill Lane subdivision and whether this problem is due to the grade difference with the nursery property. He also noted that he would like to see a tree survey conducted for the Commission's information in reviewing the land plan. He asked who would maintain the stormwater detention areas. Mr. Green stated that the Village's policy is to own and maintain stormwater detention areas in single-family developments since is usually no homeowners association to provide maintenance. Commissioner Rhodes asked that the Buffalo Grove Park District comments regarding the need for an active use playground be addressed. Mr. Green stated it is too early for him to fully address the Park District's comments. He noted that the property is currently within the Long Grove Park District. He also noted that he has spoken to Mr. Rylko of the Buffalo Grove Park District, but it is premature to address the park issue at this point. Commissioner Howard stated that after Mr. Green's presentation she was in favor of the triple zoning plans. She noted that she preferred duals access roads for this parcel. However, she noted her concern with the house at 1906 Brandywyn Lane if another access road was constructed. Mr. Tenner commented that the property will probably be disconnected from the Long Grove Park District as well as from the Village of Long Grove. Commissioner Howard noted that the proposed street connection to Brandywyn Lane needs to be evaluated concerning possible impacts on residents of Churchill Lane, particularly the owner of the lot that would be closest to the new street. She said that placing the R-3 lots in the center of the site appears to work well. Mr. Green stated that since the Village owns the parcel that would be used for the road connecting to Brandywyn Lane, an additional 20 to 21 feet of side yard could be added to lot in Churchill Lane that would abut the new street. This additional strip could be dedicated to the lot at 1906 Brandywyn Lane. Commissioner Howard stated that the Army Corp of Engineers would need to approve any change to the wetlands in this stormwater area. Buffalo Grove Plan Comm-Regular Meeting-February 3, 1993-Page 6 Mr. Green stated that the wetlands are not extensive, so he thinks approval could be obtained so that the road could be constructed. Commissioner Howard noted her concern regarding the Commonwealth Edison high tension wires and the electrical field that is created for properties nearby. She said the Commission needs information to determine if there would be a measurable impact on the health of residents of the proposed lots closest to the Com Ed wires. Mr. Green stated that those lots are listed as R-2 but they would have over 200 feet of depth in the area close to the Commonwealth Edison land. Commissioner Howard asked what the distance would be from the high tension lines to the closest homes. Mr. Green stated that he would calculate these distances. Commissioner Rosenston stated that he thinks dual access to this parcel is a must and that the Brandywyn Lane access would also create interaction between the neighborhood communities. He further stated that he is in favor of using the R-3 zoning as this might tend to provide somewhat more affordable housing for purchasers of homes on these lots. He said more affordable housing for young adults is needed in the Village. Commissioner Samuels stated that he agrees with Commissioner Rosenston regarding the need for interaction between the neighborhood communities. Commissioner Samuels noted that since there has been a great deal of publicity regarding the possible health hazards of living alongside high tension wires, he would like to see some kind of data regarding the safety issues and recommended distances for setbacks from those lines. Commissioner Samuels noted his preference for using the three different zoning lot sizes but noted that he would prefer meandering streets and cul-de-sacs rather than the row housing look that the proposed plan appears to create. He said that more clustering and cul-de-sacs would enhance the plan. Commissioner Samuels stated that he would like to see a park site integrated into the plan, possibly at the front of the development which would be tied in with the stormwater area. He noted that even though a community park has been recently approved for the northern section of Buffalo Grove, this is a large project and the people here could use a neighborhood park close to their homes. Commissioner Berman noted that the greatest density of the proposed plan is in the center of the parcel and the long, straight streets will tend to make the homes look like row Buffalo Grove Plan Comm-Regular Meeting-February 3, 1993-Page 7 housing. He asked if the separated street design at Aptakisic Road would still be used if a second street access were developed elsewhere on the site. Mr. Green stated he would like to divided street design at the Aptakisic Road entry. Commissioner Berman noted his preference for two street accesses to the site. Chairman Silbernik asked if there is any way to move the street access from near the 1906 Brandywyn Lane house north to align with the Dover Court cul-de-sac. He noted that this would move the road even farther away from the existing home and the curvature of the road would possibly lessen the traffic impact. Mr. Green stated he would check out the feasibility of moving the road. Chairman Silbernik noted that an active use park should be considered for a development of this size. Chairman Silbernik stated that the issues needing attention for the next workshop meeting are as follows: 1. Access through the Commonwealth Edison property to the northeast stormwater detention area; 2 . Provision of a second street access to the site; 3 . Consideration of three separate zoning districts instead of the use of an R-3 P.U.D. 4. Consideration of using only R-1 and R-2 zoning for the development; 5. Information concerning how lots can be restricted to prohibit future re-subdivisions or encroachments into required yard setbacks; 6. Provision of a tree survey for the site; 7. Consideration of an active use park or playground; 8. Information concerning any available standards that are used to separate residential developments from overhead high- voltage electrical power lines; 9. Evaluation of a meandering street design and cul-de-sacs to enhance the land plan. Buffalo Grove Plan Comm-Regular Meeting-February 3, 1993-Page 8 Mr. Green noted that eliminating the R-3 lots is an economic issue that Scarsdale will have to evaluate. Chairman Silbernik asked if anyone in the audience had questions or comments concerning the proposed plan. Stan Rose, 1818 Brandywyn Lane, stated that Brandywyn Lane is already being used as a shortcut between Buffalo Grove Road and Aptakisic Road and that there are many young children playing in the area. He noted that this development would aggravate the traffic situation and further endanger children playing in the streets. Chairman Silbernik noted that there is a possibility that a stop sign could be placed where the new street would intersect with Brandywyn Lane, and this would slow traffic down. He noted that a traffic study would have to be done prior to installation of any stop signs. Cynthia Nowicki, 1812 Brandywyn Lane, stated that her yard has a flooding problem, and this development may aggravate this situation. Mike Atkins, 1816 Brandywyn Lane, asked for further comments on the R-2 homes which will be abutting the Churchill subdivision homes. He noted that there is a line of large trees between the two properties now. Mr. Green noted that the R-2 lots abutting the Churchill Lane subdivision would be 167 feet deep which would provide a rear yard of 75 feet. Chairman Silbernik noted that a tree survey would allow the Village to evaluate the quality of the trees abutting Churchill Lane and determine if the existing tree line can be preserved. Dale Dreischarf, 1814 Brandywyn Lane, noted that there is a ditch on the nursery property adjacent to Churchill Lane, as well as a great deal of gravel, dirt and noxious chemicals, and he asked if this would be cleaned up if this development proceeds. Mr. Green stated that Scarsdale would clean up the site, and he noted that the site will have to be attractive to potential buyers of Scarsdale's new homes. Mrs. Ann Giometti, 2128 Birchwood, stated that she has drainage problems on her lot and asked if the proposed development would worsen her drainage problems. She also asked why all of the open space in the area needs to be developed. She said it would be better for aesthetics and traffic problems if some land in the area could remain undeveloped. Buf falo Grove Plan Comm-Regular Me eting-February eating-February 3, 1993-Page 9 i �� �� __ _ . Mr. Green stated that an advantage of the proposed development would be that the drainage problems in Churchill Lane would probably be resolved to the extent that any water leaving the nursery site now would be re-directed to the stormwater sewer system. He noted that very often a development stops at the boundary of an undeveloped parcel and when another development begins they can sometimes resolve the problems that existed when the site was undeveloped. Chairman Silbernik stated that the best place to find the answer to Mrs. Giometti's second question would be at the Village Board level as all projects are referred by them to the Plan Commission. He also noted that the Village did not go out and actively seek this parcel. The owners of the parcel have petitioned for disconnection they want their development to be in Buffalo Grove. The developer has petitioned to Buffalo Grove for approval of the proposed plan. If the parcel does indeed come into the Village of Buffalo Grove, perhaps it can be improved upon, based upon comments here tonight of noxious chemicals and waste materials present on the parcel currently. The Plan Commission must look at the surrounding area in terms of land use. The Concept Plan must be refined to reflect the Village's planning goals, and this is what the workshop meetings are meant to accomplish. Commissioner Rhodes noted that as development occurs, parks and other services and various other amenities are provided. Commissioner Krug stated that the growth within the Village of Buffalo Grove has been well planned. He noted that the Plan Commission has always tried to stick to the Comprehensive Plan to guide the Village's growth and control the impacts of development. Commissioner Samuels stated that the advantage of the three zoning lot size plan would help create a sense of community. He further noted that Aptakisic Road is scheduled for widening in the near future and this would likely lessen traffic problems. He also noted that a single family development such as the one proposed has the least impact on traffic relative to other types of land uses. INDIAN CREEK, NORTHWEST CORNER OF PORT CLINTON ROAD/PRAIRIE ROAD ANNEXATION WITH R-3 AND R-4 ZONING AND PRELIMINARY PLAN -- WORKSHOP #3 Mr. Freedman of Ash, Anos, Freedman & Logan stated that a tree survey has now been finished although Village staff has not yet seen the survey. However, as a result of the tree survey and a topographical survey, there have been some slight changes made to the plan to accommodate the trees and some changes in lot sizes have been made. Mr. Martin, of JEN Land Design, reviewed the g previous plan Buffalo Grove Plan Comm-Regular Meeting-February 3, 1993-Page 10 presented to the Plan Commission noting that the total tract that would be annexed encompasses 19 acres at the northwest corner of Port Clinton Road and Prairie Road. This acreage includes a development parcel of 14.2 acres and 4.8 acres that would be used for the right-of-way for the future Buffalo Grove Road improvements. Mr. Martin stated that one of the concerns of the Plan Commission at the previous workshop had been the cul-de-sac which exceeds the Village ordinance of 500 feet by a few hundred feet. He stated that they have provided a bikepath access at the end of that cul- de-sac onto Buffalo Grove Road; this bikepath could provide for emergency access. He said that the 8-foot wide pavement of the bikepath could be augmented by the use of pavers such as "grasscrete" to provide a wide surface for emergency vehicles to use. He said the access would not look like a street, so motorists would not use it. Mr. Martin commented that there had been some discussion concerning how some of the lots would be affected by the proximity to the future alignment of Buffalo Grove Road. He said that the land plan addresses the orientation of the road in that only two corner lots at the north, two corner lots at the south cul-de-sac and three lots at the back end of the small cul-de-sac are adjacent to the future road. He noted that they propose to construct a six-foot high fence along the lot lines adjoining the Buffalo Grove Road right-of-way to provide screening. He said that the fence would be broken up by planting trees at certain intervals. Mr. Martin noted that the engineering plan presented to the Village staff shows the bikepath along the west side of the future Buffalo Grove Road right-of-way. This path will continue along Buffalo Grove to the west, and it will cross over at the intersection with Port Clinton Road. He noted that the emergency access being shown at the south end of the cul-de-sac is offset from the intersection of Port Clinton Road and Buffalo Grove Road. Mr. Martin commented that the plan shows a path connecting to the Vernon Township park adjacent to the stormwater detention area in the northwest corner of the site. Mr. Martin stated they have looked at an alternative walk system and are providing a 5-foot sidewalk all the way along the west side of the north/south street within the subdivision. Mr. Martin also stated that due to the tree survey which had been conducted, a minor shift has been made along the west side of the site to accommodate two very large burr oak trees as well as another large tree just south of Lot 3. He stated that they have shifted and increased the lot sizes going southward so that those lots have all become 74 feet wide with a 9,250 square foot minimum Buffalo Grove Plan Comm-Regular Meeting-February 3, 1993-Page 11 1 lot area. From that point north, lot lines have been adjusted as well as reducing the size of the stormwater detention area. The detention area is now 2.64 acres, allowing enough room for another lot. The width of Lots 2 and 3 has been reduced to 70 feet, but they are deeper. The street entering the site from Prairie Road has been shifted southward as part of the reconfiguration to preserve some of the large trees. Mr. Martin stated that the revised site data table on the plan shows an average lot size of 11, 682 feet. The density is now 2 .4 units per acre, up from 2 . 33 on the previous plan. Commissioner Krug asked if refuse trucks and other large vehicles would be able to make the turnaround at the south cul-de-sac. Mr. Martin stated that the south cul-de-sac is an oversized cul- de-sac with sufficient room to maneuver any kind of truck or bus. Commissioner Krug asked that staff verify that proper turnaround space is being provided. Commissioner Rhodes asked how much longer the cul-de-sac is than the 500 foot maximum. Mr. Martin stated the cul-de-sac is about 800 or 900 feet long. Commissioner Rhodes asked if this extended length of the cul-de- sac would cause concern with future developments. Mr. Pfeil stated that this is a rather specialized situation and there would not be many other developments that would be as constrained by planning for the right-of-way of a major street. Mr. Martin noted that the longer length cul-de-sac is less of a safety concern now that an emergency access pathway to Buffalo Grove Road is being provided. Commissioner Howard asked if there would be a left turn lane into the subdivision from Buffalo Grove Road (existing Prairie Road) . Mr. Martin stated that a left turn lane into the subdivision is planned. Commissioner Samuels inquired if there is adequate room to provide �./ the necessary length for a turn bay. Mr. Manhard said there is adequate room for a turn lane without affecting the intersection of Buffalo Grove Road and Port Clinton Road. Trustee Hendricks stated that the proposed road is being designed ned as a five lane section so that there would definitely be room Buffalo Grove Plan Comm-Regular Meeting-February 3, 1993-Page 12 provide a left turn lane. Commissioner Howard asked who would maintain the fence. Mr. Schwartz stated that the individual homeowners would be responsible for fence maintenance. Commissioner Rosenston asked if the fence maintenance would be uniform. Mr. Freedman stated uniformity could be guaranteed by a deed restriction or provisions in the annexation agreement. Commissioner Howard stated that she would prefer sidewalks on both sides of the streets throughout the subdivision, especially since there would be children playing in the area. Commissioner Howard asked that Mr. Martin address the issues presented by Mr. Peterson of Vernon Township in his letter of February 3, 1993. Mr. Schwartz stated that he is proposing single-family homes adjacent to the existing park, and he doesn't think it is necessary to provide a buffer adjacent to open space. He noted that the existing tree line would provide screening for the homes. Mr. Freedman stated that single-family homes abutting a park are sought after by homebuyers, and additional buffering is not needed. Commissioner Howard asked how close the swimming pool in the Vernon Township park would be to the proposed homes. Mr. Martin stated the pool is 80 feet from the edge of the property. Commissioner Rosenston stated that the proposed emergency access at the south cul-de-sac is a good design, and that the proposed use of "grasscrete" to provide a wider lane for emergency vehicles is an excellent idea. He said that he would like to see sidewalks on both sides of all internal streets including the cul-de-sacs. He said that the overall plan is acceptable, but it is not a great land plan. He noted that the site is constrained by the right-of- way needed for Buffalo Grove Road. Commissioner Samuels agreed with Commissioner Rosenston concerning the need to provide sidewalks on both sides of the streets and cul-de-sacs. He said, however, that he does not like the layout of the development nor the dead end cul-de-sac in the middle of the curve of the Buffalo Grove Road alignment. He noted that he would like to se e a street connection to the north when that Buffalo Grove Plan Comm-Regular Meeting-February 3, 1993-Page 13 property is developed. Mr. Freedman stated that the area north of the site would probably be annexed to Vernon Hills, but there is only a small parcel between Mr. Schwartz ' site and the creek. He said a road connection isn't needed from Mr. Schwartz ' site to this parcel. Mr. Freedman noted Mr. Samuels' concerns about the layout of the subdivision, but he said there aren't many alternatives due to the size of the property and the need to provide for the Buffalo Grove Road right-of-way. Commissioner Berman said he shares the concerns noted by Commissioner Samuels concerning the land plan. He said that he thinks it will be difficult to sell the lots adjoining the right- of-way of the future five lane road. He agreed that sidewalks should be provided on both sides of all streets in the subdivision. Mr. Schwartz stated that to add sidewalks would diminish green space. He noted that basically the only vehicles coming into the development would be driven by the residents who live in the subdivision, and that sidewalks on both sides of all streets are therefore not a necessity. Chairman Silbernik noted significant concern at the density of the plan on such a small parcel. He suggested that fewer homes on larger lots would perhaps be a better option for this site. He noted that the closest existing residential area is one-acre zoning in the subdivision to the east across Prairie Road. Mr. Schwartz noted that one of the Commissioners commented during the workshop for the Rolling Hills subdivision that affordable housing is needed in Buffalo Grove and larger lots would only increase home prices. He noted that he is proposing affordable homes on good size lots. The Commission concurred that the project could be scheduled for a public hearing. Chairman Silbernik noted that the issues that need to be addressed are: 1. Determining the adequacy of the turning radius on the south cul-de-sac for large vehicles; 2. Provision of a left turn lane into the site from Buffalo Grove Road (Prairie Road) ; 3. Provision of sidewalks on both sides of all internal streets; 4. The design of the fencing along Buffalo Grove Road and clarification of how uniform materials an d maintenance will Buffalo Grove Plan Comm-Regular Meeting-February 3, 1993-Page 14 be guaranteed. CHAIRMAN'S REPORT Chairman Silbernik stated that he would like the Commission to consider a time limit of 10 or 15 minutes for public comments at future workshop meetings. Commissioner Rosenston said that people need to be directed to not make repetitious comments. Commissioner Samuels suggested that a clipboard be circulated so that people could sign their names and write down questions which could then be addressed by the Commission. Chairman Silbernik commented that some people would not like that type of format because they would want to ask their questions personally. Commissioner Rhodes stated that the Commission has always allowed questions by the public with a cut-off after a certain amount of time. He further noted that this format has never really been a problem for the Commission. Commissioner Berman stated it might be beneficial to state on the agenda that public comments would be limited to a specified amount of time. Commissioner Rosenston stated that as soon as you put anything on the agenda you are effectively turning the workshop into a public hearing. Commissioner Howard commented that Chairman Silbernik has done a great job controlling the meetings and keeping questions focused on the main issues of a project. She also noted that she would prefer that the Chairman simply state that the public has approximately 10 or 15 minutes for comments and then cut-off comments after this period. Chairman Silbernik stated he would like to allow a public comment period of approximately 10 to 15 minutes, with a firm policy of not allowing repetitious questions and comments. The Commission concurred with this policy for public comments at workshops. FUTURE AGENDA SCHEDULE Buffalo Grove Plan Comm-Regular Meeting-February 3, 1993-Page 15 Mr. Pfeil indicated there would be a re-hearing of the Manchester Greens project on February 17th as well as a workshop meeting for the Comerica Bank project at Busch and Weiland Road. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Rosenston, seconded by Commissioner Howard, and carried unanimously to adjourn. Chairman Silbernik adjourned the meeting at 10: 15 p.m. Resperfully su itted, Fay/Rubin Recording Secretary APPROV MARTIN SILBERNIK, Chairman Buffalo Grove Plan Comm-Regular Meeting-February 3, 1993-Page 16