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1993-10-13 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION October 13, 1993 Busch Grove Park, Route 83, Busch Road and Buffalo Grove Road - Annexation With R-3 Zoning for a 53-acre Tract and Approval of a Special Use and Preliminary Plan for a Community Park on a 76.5-acre Tract Workshop #2 Amoco Service Station, Southwest Corner of Lake Cook Road/Route 83 - Rezoning to the B-2 District and Preliminary Plan -- Workshop #3 Buffalo Grove Town Center, Unit 7 (Boston Chicken) Final Plat Vice Chairman Goldspiel called the meeting to order at 7:30 p.m. in Room 24, Buffalo Grove Park District Alcott Center, 530 Bernard Drive, Buffalo Grove, Illinois. Commissioners present: Mr. Goldspiel Mr. Krug Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Commissioners absent: Chairman Silbernik Mr. Rhodes Ms. Genell Also present: Mr. Michael Rylko, Buffalo Grove Park District Ms. Martha Weiss, Buffalo Grove Park District Mr. Larry Kmiecik, Williams, Pollock Associates, Ltd. Mr. Edward Graham, Attorney Mr. C.A. Rudd, Amoco Oil Co. Mr. Panoyer, Landscape architect Mr. John Marienthal, Village Trustee Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Rosenston, seconded by Commissioner Howard to approve the minutes of the public hearing and regular meeting of July 21, 1993. Commissioner Rosenston noted a typographical error on page 17 of the public hearing. Commissioner Goldspiel Buffalo Grove Plan Comm-Special Meeting-October 13, 1993-Page 1 noted an addition for page 12 of the public hearing, paragraph 7 to include " . . . in a book recognized by Mr. Campbell. " All Commissioners were in favor of the motion as amended and the motion passed unanimously. Moved by Commissioner Rosenston, seconded by Commissioner Berman to approve the minutes of the public hearing and regular meeting of September 1, 1993 . Commissioner Rosenston noted that on page 5 of the public hearing, paragraphs 7 and 8 mention car carriers to be unloaded at both the Nissan and Saturn dealerships. However, he understood the question to be directed at having the carriers unload for both dealerships at the Park District parking lot. Mr. Pfeil stated that the notes would be checked and corrected to reflect the proper question and response. Vice Chairman Goldspiel noted the vote on the regular meeting did not reflect Commissioner Howard's nay vote. Vice Chairman Goldspiel further commented that he does not think that a verbatim copy of some Commissioners' remarks with just a summary of the comments of other Commissioners is appropriate for the Commission's minutes. He noted that the minutes are intended to reflect the basic points made by people at the meeting; the minutes are not a verbatim transcript of the meeting. He said that in the future he would ask that the minutes reflect a summary of remarks as has been the custom. Commissioners Samuels and Berman concurred with Vice Chairman Goldspiel. All Commissioners were in favor of the motion as amended and the motion passed unanimously. Moved by Commissioner Berman, seconded by Commissioner Howard to approve the minutes of the special meeting of September 8, 1993 . Commissioner Rosenston noted an addition to page 5 of paragraph 5 of the word "stormwater" system. Commissioner Samuels noted an addition for page 7, paragraph 6 to note his concern with the layout of the development especially with the southeast corner's massive pavement. Commissioner Rosenston noted an addition to page 11, paragraph 5 to add the words "drive through" . All Commissioners were in favor of the motion as amended and the motion passed unanimously with Commissioner Rosenston abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Krug reported on the Village Board meeting of October 4, 1993 stating that the Board took the following actions: Buffalo Grove Plan Comm-Special Meeting-October 13, 1993-Page 2 1. Approval of the Outback Steakhouse plan in the Buffalo Grove Business Park; 2 . An ordinance concerning refinancing of bonds for the Town Center Tax Increment Financing District was approved; 3 . Adoption of a resolution to have the Village Attorney draft a Village gun control ordinance. BUSCH GROVE PARK, ROUTE 83 , BUSCH ROAD AND BUFFALO GROVE ROAD - ANNEXATION WITH R-3 ZONING FOR A 53-ACRE TRACT AND APPROVAL OF A SPECIAL USE AND PRELIMINARY PLAN FOR A COMMUNITY PARK ON A 76.5 ACRE TRACT -- WORKSHOP #2 Mr. Rylko stated that wetlands delineation has now been completed and comprises almost 26 acres or one-third of the site. He noted that the plan has been revamped and now incorporates wetlands in the area where the bandshell had originally been planned. The bandshell has been relocated off the backside of the community center where it will also serve as a built-in grandstand. Vice Chairman Goldspiel asked if the Plan Commission was being asked to deal with both the Initial Development Plan and the Master Plan at this time. Mr. Rylko stated that the Board had requested him to bring them up to date regarding the referendum to be held on November 2nd. The Board asked that both the Conceptual Plan the long range Master Plan be shared with the Plan Commission. He further noted that the present R-E zoning of the 23 .5-acre tract would not be a problem for the entire parcel as it appears that all buildings on the plans would have front yard setbacks greater than the 50-foot yard required in the R-E District. Vice Chairman Goldspiel asked if the Plan Commission is being asked to approve the Phase 1 Initial Plan and also the Master Plan. Mr. Rylko stated that he is under the impression that the Park District would have to return to the Village before any actual above ground facilities are constructed. He noted that the Park District is seeking annexation and approval of the Phase I plan at this time, and other phases of the plan would be brought to the Village for review when the funding is available to implement these phases. Mr. Pfeil stated that as part of the annexation agreement it would be advisable to have some language that details that the plan would return to the Village for final approval. He noted that although some of the details on the Master Plan may change, the basic layout is set and should be discussed. It is advisable Buffalo Grove Plan Comm-Special Meeting-October 13, 1993-Page 3 that the Village have the plan return for final approval in case of any major changes. Mr. Rylko stated the conceptual plan for the November 2nd question on the ballot is basically for a six cent rate increase per one hundred dollars of assessed evaluation. This would then generate five cents for park development and one cent for maintenance and operation of the site. He noted that the Park District has responded to the Commission's request to connect the bikepath through the park site by meandering the path along the creek, through the wetlands up to Busch Road and back east to Buffalo Grove Road and back north to Busch Road. Mr. Rylko stated that the District is proposing three lighted ballfields in the center of the site as well as a playground, and two picnic shelters with washroom facilities. In the northeast section of the site they are proposing two soccer fields, tennis courts, four half court basketball courts and two parking lots. Mr. Rylko further stated that due to the Route 83 expansion there is a bikepath on the west side of the road in conjunction with the Village and a 5 foot wide concrete sidewalk on the east side of Route 83. He stated that the Park District ha received a grant to continue the bikepath on the south side of Busch Road as well as a fifty percent matching grant from the Department of Conservation which they have piggybacked onto the expansion of Route 83 and road improvements on Busch Road with IDOT and the Village. There has been some grading work done and the actual concrete work will be done next spring and summer. Mr. Rylko stated that major parking would be along Route 83 with access from a left turn lane southbound on Route 83 to be constructed by IDOT. Commissioner Rosenston asked if parking for the temporary soccer fields would be in the main parking lot along Route 83. Mr. Rylko stated that is correct. Commissioner Rosenston asked if there would be parking along the road going up to Busch Road. Mr. Rylko stated that road would not be wide enough. Mr. Kmiecik stated that road would pass the community center and ice rink and would be a circuitous route to allow for control of traffic through the park. Commissioner Rosenston noted concern that people would park alongside the road as well as Busch Road to get to the temporary Buffalo Grove Plan Comm-Special Meeting-October 13, 1993-Page 4 soccer fields before the entire development is built out. He asked Mr. Rylko to re-evaluate this situation prior to making final plans. Mr. Rylko stated that the exterior lighting for the ballfields would be produce only one-half foot candle at the edge of the parking lot. He noted there would be no glare or spillover lighting onto Route 83 or the homes adjacent to Route 83 because of the high tech lighting fixtures that would be used. Mr. Rylko further stated that one of the Commission's concerns had been lack of a sidewalk along Buffalo Grove Road. He stated the Park District proposes to place a bikepath along the creek west of Buffalo Grove Road; this path will meander through the park. Commissioner Krug asked if the amenities on the northeast corner are proposed to have outdoor lights. Mr. Rylko stated that the Park District has represented in various focus group and neighborhood meetings that there are no plans to illuminate the facilities in the northeast corner of the site. Commissioner Rosenston commented that the proposed 5-foot wide- walk on the east side of Route 83 should be an 8-foot path since it will be serving the park facility. Mr. Rylko said that he and the Village staff have met with IDOT and the plan so far is to have a 5-foot sidewalk on the east side of Route 83. He noted that he thinks the sidewalk should be 8 feet in width. He said that he would consult with Village staff to see if they can ask IDOT to do a change order at this location for the sidewalk. He noted that the Park District now uses a 10-foot width for bikepaths due to the increased use of rollerblades. He said that the proposed bikepath through the park will be 10-feet in width. Vice Chairman Goldspiel asked for a clarification of the shared parking for the various proposed facilities. Larry Kmiecik noted that since the outdoor swimming pool would only be used approximately 90 days out of the year and the other facilities are used more intensely after the pool is closed for the year, the parking lots would be serving a range of activities arranged to occur at different times, rather than large peaks of several uses at one time. He said that they he has analyzed the amount of square footage and field area allocated to various activities in relation to parking demand. He said that believes that the proposed parking will be sufficient for various activities at different times throughout the year. He noted that distinct areas of parking avoids the look of a large sea of asphalt for the parking lot. Buffalo Grove Plan Comm-Special Meeting-October 13, 1993-Page 5 Commissioner Samuels noted that if it is intended for the parking lot on the northwest corner to also serve the pool area, it may be advisable to install a footpath. Mr. Kmiecik noted that they have shown some of the sidewalks that would connect the buildings. The plans developed so far do not include details such as paths between the parking lots and various facilities, but these items would be addressed in final plans submitted to the Village. Commissioner Rosenston asked if the parking lots on the northeast corner, which have access off public roads, would be a problem, without any interconnects. Mr. Kmiecik stated that they would like to avoid interconnections for these lots to avoid cut-through traffic. He further noted that the parking provided would be able to handle the traffic. He stated that there may be some confusion the first time people use the parking lots, but when people know which field they are using, they will be able to locate the closest parking area. Commissioner Rosenston asked if there are any immediate or long term plans for left turn lanes off of either Busch Road or Buffalo Grove Road into the parking lots in the northeast corner. Mr. Rylko noted there is room on Buffalo Grove Road for construction of a left turn lane. He was unsure about Busch Road. Commissioner Samuels stated that the facilities at the northeast corner should have outdoor lights, particularly the tennis courts. Commissioner Rosenston concurred with Commissioner Samuels. Commissioner Berman noted concern for the residents if lighting is proposed and stated that the configuration may need to be changed if lighting is a consideration. He stated he would like to see a lighting plan for this area of the site. Mr. Rylko noted that they have told residents in the area that the tennis courts and basketball courts would not be lighted. He said he could do a lighting plan for the tennis courts in the northeast corner of the site, but he would not want to propose lighting for the basketball courts. Commissioner Howard stated that lighting the northeast corner would be a concern for the adjacent residents who would perceive this as an impact, and the issue of spillover lighting would probably be raised. She noted, however, that she is not opposed to lighting. Commissioner Berman further noted that basketball noise is an intrusive impact for adjacent residential areas. He commented that Buffalo Grove Plan Comm-Special Meeting-October 13, 1993-Page 6 the basketball courts should not be lighted. Vice Chairman Goldspiel stated that if the Park District has no intention of lights for the northeast corner, then the issue does not need to be covered at this time. He asked the Commission members if they want to address lighting for this area at this time in view of the Park District's position that the District does not intend to ask approval for lights in this area of the site. Commissioner Berman stated that if lighting is eventually proposed, the Park District would have to come back for a Special Use and this issue need not be considered at this time if no lighting is presently contemplated. Vice Chairman Goldspiel noted that if lighting is proposed at some future time, there may be a condition attached requiring reconfiguration of some of the fields. Commissioner Rosenston noted that if the Park District has no intention of lighting the fields now or in the future, this is a moot issue. Vice Chairman Goldspiel stated the Park District should think about the lighting issue before the next meeting and if lighting is contemplated at any time, the necessary information should be presented to the Plan Commission at the next meeting. Commissioner Rosenston noted that if lighting is to be used the noise issue becomes more important and should also be addressed. Ms. Weiss stated that the Park District would like to see how much usage they will get at the new Woodland Park before they propose any lighting at the northeast corner. Commissioner Berman asked if the lighting diagram takes into account the additional parking lot lights. Mr. Kmiecik stated that foot-candle analysis does not address parking lot lights because these lights have a much lower level than the lights to be used for illuminating the ball fields. Commissioner Berman said that he wants information concerning whether or not the parking lot lights have a material affect on the site foot-candle levels. Mr. Kmiecik reviewed the foot-candle plot and noted that a reading of one-half of a foot-candle is achieved at the edge of the parking lot. He said the parking lot lights do not materially affect this reading. Commissioner Samuels asked if the wetlands would be accessible. Buffalo Grove Plan Comm-Special Meeting-October 13, 1993-Page 7 Mr. Rylko stated that the part of the bikepath goes over a bridge structure through the wetlands. He further stated that once the nature center is funded it will be possible to have nature trails through the wetlands. Commissioner Howard asked about pedestrian crossings from Route 83 to the park. Mr. Rylko stated that he has worked with Mr. Kuenkler and IDOT and both an underpass and an overpass would be unworkable due to the expense and design constraints. Vice Chairman Goldspiel noted the need for a continuous bikepath which will connect to the five foot sidewalk on the east side of Route 83 and to a crossing at Route 83. Mr. Rylko stated that it might be a good idea to coordinate the bikepath with the office property on the southeast corner. Vice Chairman Goldspiel asked about the height of the hill between the pool and the community center. Mr. Kmiecik stated the mowable hill would be approximately 10 to 20 feet with a 3: 1 or 4: 1 slope. Vice Chairman Goldspiel noted there may be a conflict between the pool and the bandshell in terms of noises from the pool interfering with bandshell activities. Mr. Rylko stated that they have held the Lawn Chair Lyrics directly next to the Willow Stream pool in the past and there was never a problem with the two activities together. Vice Chairman Goldspiel asked what kind of activities would occur in the community center. Mr. Rylko stated that the community center would have senior programs, a running track, indoor soccer and basketball and a great deal of program space. Vice Chairman Goldspiel asked what the different wetland areas would be like. Mr. Kmiecik stated that IDOT is planting on the mitigated wetlands. He stated that the wetlands would be occasionally wet and marshy and another area would have shrubs. He noted that the southern wetlands would be wooded and remain as is. Commissioner Samuels noted that details are necessary relative to the parking lot specifications for the public hearing. Buffalo Grove Plan Comm-Special Meeting-October 13, 1993-Page 8 Mr. Kmiecik commented that 17 percent of the parking lot area will be landscaped. Commissioner Howard stated that it may be desirable to install signs prohibiting traffic from turning on a red light at Route 83/Busch Road when pedestrians are present. She noted that the Village's traffic consultant should review the plans. Commissioner Samuels asked if there would be bathroom facilities available in the northeast part of the site. Mr. Rylko stated there are not plans for bathroom facilities at this location. Commissioner Samuels said bathroom facilities will definitely be needed in this area of the site, and even if portable facilities have to be used, something has to be done to provide for the families who will be using the park. The Commission noted the following items to be addressed at the public hearing: 1. Parking areas and amount of parking - details on number of spaces, dimensions and landscaping; 2 . Lighting plan for the northeast corner if lighting is proposed; 3 . Widening of sidewalk on east side of Route 83 from 5 feet to 8 feet; 4. Bikepath connections to a Route 83 crossing and the office site to the south of the park property; 5. Village traffic consultant to review plans; 6. Bathroom facilities for northeast area of the site, possibly temporary facilities before nature center with facilities is constructed. AMOCO SERVICE STATION. SOUTHWEST CORNER OF LAKE COOK ROAD/ROUTE 83 REZONING TO THE B-2 DISTRICT AND PRELIMINARY PLAN -- WORKSHOP #3 Vice Chairman Goldspiel noted concern with a memo received from the Village of Wheeling regarding the fact that the property is not currently zoned B-4 and a rezoning would be necessary for the site. Mr. Graham stated he had not received a copy of said memo in his packet. Buffalo Grove Plan Comm-Special Meeting-October 13, 1993-Page 9 Commissioner Samuels stated that the memo from Wheeling suggested that a B-4 zoning would be necessary as the property is presently zoned B-3 and to date no such request had been received. Mr. Graham stated that it would be nice to have a joint meeting between the two villages. However, since the primary site would be located in Buffalo Grove, it was determined to proceed with Buffalo Grove first. He further stated that the portion which would be in Wheeling is an insignificant part. He noted that whether the portion in Wheeling will require zoning is a debatable issue and is something that can be worked out. He stated that they have repeatedly attempted to comply with every comment and criticism that Buffalo Grove has set forth and they have prepared another site plan and landscape plan which incorporate the ideas expressed at the last meeting. Commissioner Rosenston stated that Mr. Graham had previously stated that everything was fine with Wheeling and now the letter from Wheeling states that there is a great deal of concern on their part to this plan. He noted his concern that Buffalo Grove is about to finalize something that Wheeling has a great many problems with. He suggested that it may beneficial to consult with Wheeling to determine the exact nature and concerns they face before any final plans are sought. Commissioner Samuels stated that the letter from Wheeling states the only way of providing the site with water and sewer is to use Buffalo Grove water and sewer for property that is in Wheeling and Cook county; Wheeling states that Buffalo Grove service of property in Wheeling has never occurred before. He asked if this is a resolvable legal question. Mr. Graham stated he thinks this can be worked out. Commissioner Krug stated that he would like the plan to be presented as it has been improved from its original design. He further stated the legal problems between the developer, Buffalo Grove and Wheeling should be worked out among the attorneys. Trustee Marienthal stated that Buffalo Grove will not grant any access to its utilities outside of the corporate limits. Vice Chairman Goldspiel stated that Wheeling has raised some concerns with the landscaping portion of the plan which is in great part in their area. Mr. Graham stated the problems with Wheeling will be resolved at a later time. He noted that the plan should be reviewed by Buffalo Grove first and then the other matters will be dealt with. He stated that the best place to start was with Buffalo Grove as it is the heart of the development. Vice Chairman Goldspiel noted that the landscaping plan is a very Buffalo Grove Plan Comm-Special Meeting-October 13, 1993-Page 10 significant part of the plan in terms of the amenities, utilities, traffic flow and overall landscaping. He noted his concern that a vote would be made based on the plan which would turn out to be something entirely different when presented to Wheeling. Vice Chairman Goldspiel asked staff to consult with the Village Attorney for some guidance on dealing with this matter and asked that we keep Wheeling advised on this matter. Mr. Pfeil stated that when Wheeling requests copies of documents Buffalo Grove provides the information. Mr. Graham addressed the question of the 20 foot "cutout" on the plan along the Route 83 right-of-way. He stated that the landowner gave fee simple deeds on three parcels to Cook County in 1974 and 1975 in anticipation of the County's plan for the widening of Lake Cook Road and Route 83. Cook County purchased an additional 15 feet on the south corner of Lake Cook Road and 10 feet along Route 83 . The 20 foot "cutout" along Route 83 was used for sloping along the road. He further noted that the present owner will not give up any more property for future road widening without compensation. He commented that the value of the property is concentrated in the north part of the property, the part that is in Buffalo Grove. Mr. Graham further stated that he knows of no other user who would want to develop this property given the constraints of the site. He further stated that he knows no reason why a responsible corporate authority such as Wheeling would not want to see an area on a floodplain covered with scrub brush developed into a useable landscaped parklike environment. Commissioner Samuels noted that there may be other interested users who would not need to be situated entirely on the Lake County side of the site. Commissioner Berman stated the Plan Commission is simply trying to develop the best possible plan for the community. Mr. Rudd of Amoco Oil stated that access on Route 83 has now been moved farther south and is now 155 feet from the line of the right of way on Lake Cook Road per comments of the Plan Commission at the previous workshop. He also noted that sidewalks are now shown on the plan and the car wash has been modified so that no cars can move around the car wash to use the exit located on Route 83 at the exit to the car wash. The exit from the car wash has now been located quite a distance from the corner. Mr. Rudd further stated that the right-of-way is now 52 feet from the closest pump and even if additional right of way is necessary the closest pump will still be 42 feet from Lake Cook Road. Buffalo Grove Plan Comm-Special Meeting-October 13, 1993-Page 11 Commissioner Rosenston asked what would happen to the sidewalk when Lake Cook Road is widened for intersection improvements. Mr. Rudd said that the sidewalk would have to be relocated. Commissioner Berman asked what the distance is from the edge of the canopy to the existing right-of-way. Mr. Rudd stated the distance is 40 feet from the existing right-of -way. Commissioner Berman asked how much green space would be left along the public streets when the widening is done for the intersection improvements. Mr. Graham stated that the green space would still be substantial. Vice Chairman Goldspiel asked what the distance would be from the new right-of-way line. Mr. Rudd stated the distance would then be approximately 26 to 27 feet. Mr. Panoyer stated that the inconsistency regarding the walnut tree which he did not reflect in his tree survey is due to the fact that a prior survey done by a previous firm some years back did not make use of a field survey. He stated that he did spend two days on a field survey and found no walnut tree. Mr. Panoyer stated that the plan shows the trees which exist on parcel 1. He stated that these trees are not preservable and the proposed plan would replace these trees on a ratio of 2: 1. Those trees that can be preserved along the creek line would not be cut down and the bikepath would be placed along these trees. He further stated that the landscaping to go on the Amoco site will far surpass anything standing there and be a credit to the community. Mr. Panoyer stated that the plan calls for a 24 hour irrigation system which does not waste water or add to ground water runoff. He also noted that this will be a very maintainable landscape and a credit to the community. Mr. Rudd noted that Amoco had been given an award as project of the year for one of their stations located in Wheeling. Commissioner Krug stated that the petitioners had answered everything they had been asked to address. Commissioner Samuels stated he originally had objected to the car wash as planned but now he does not object. Buffalo Grove Plan Comm-Special Meeting-October 13, 1993-Page 12 Commissioner Rosenston stated that this plan is now workable, but Buffalo Grove and the developer need to get input from the Village of Wheeling to coordinate the planning and development of the property. Commissioner Howard said that she does not have problems with the plan and she concurred with Commissioner Samuels that the car wash is acceptable as shown on the revised plan. Commissioner Berman asked if there would be any car wash runoff that would enter the sewer leading to the Buffalo Creek. Mr. Rudd stated there would be a water reclamation system for the car wash to recycle the water. In all, about 85 percent of the water is recycled and some fresh water is added as each car passes through the rinse cycle. All the water then goes into a drain inside which receives the overflow from the recycle pit and then goes into the sanitary system. Commissioner Samuels asked if there would be room for cars exiting from the car wash to pass those motorists who have stopped to dry off their cars. Mr. Rudd stated that the road is 18 feet wide and can be further widened to provide sufficient space for that purpose. Commissioner Rosenston asked if there would be a vacuum system outside of the car wash. Mr. Rudd confirmed that there would be vacuums at the front of the car wash to be used before entering the car wash. Commissioner Rosenston stated that it would be a good idea to provide some pull off ramps for people who wished to dry their cars. Vice Chairman Goldspiel stated that the major issue is still traffic - both in relation to access to Lake Cook Road and conflicts for internal site circulation. He stated that these issues had still not been fully addressed. He noted his concern with traffic backing up into the road whether Lake Cook Road is widened or not and his concern with the internal circulation because of the limited area for vehicle movements on the site near the Lake Cook Road entrance. He said that he would like to see the petitioner's traffic report. Vice Chairman Goldspiel stated that the use is appropriate and the issues concerning Wheeling can be worked out in such a way that the approval given by Buffalo Grove is contingent upon approval of the rest of the plan by Wheeling. Trustee Marienthal noted that it is necessary to have the Village Buffalo Grove Plan Comm-Special Meeting-October 13, 1993-Page 13 Engineer comment on the floodplain issue. Mr. Pfeil stated that the Village Engineer has seen all the site plans submitted by Amoco to date. Commissioner Rosenston stated that he has a problem approving a plan that another Village has concerns over. He stated that he feels the petitioner should go to Wheeling and find out if there are any major concerns or roadblocks to this plan. Vice Chairman Goldspiel asked what should be done about a traffic study. Mr. Pfeil noted Mr. Graham has previously agreed to provide a traffic study for the Village and its consultant to review. Mr. Graham stated he will have a traffic study done for the public hearing. Commissioner Samuels stated the use is proper and he does not think there is any other configuration that will make the plan any better. He stated that as long as the developer is willing to live with his own risks created from the internal traffic flow, then that is his own business. Mr. Pfeil stated that the public right-of-way needs to be protected and if there is a problem then it should be studied even if the problem cannot be cured entirely. Even internally, it would be desirable to eliminate or minimize problems that will result in the need for public services such police response to accidents in the parking lot. The Commission concurred that the project could be scheduled for public hearing. BUFFALO GROVE TOWN CENTER, UNIT 7 (BOSTON CHICKEN) - FINAL PLAT Moved by Commissioner Rosenston, seconded by Commissioner Samuels to recommend approval to the Village Board of the Final Plat of Unit 7 in the Buffalo Grove Town Center dated August 5, 1993 , 2 pages. Vice Chairman Goldspiel noted that there are a number of angles missing on the west side of the northwest corner and stated he would like the Village Engineer to check this to determine if any thing has been omitted from the plat. Vice Chairman Goldspiel called for a vote on the motion and the vote was as follows: Buffalo Grove Plan Comm-Special Meeting-October 13, 1993-Page 14 AYES: Krug, Howard, Rosenston, Samuels, Goldspiel NAYES: None ABSTAIN: Berman ABSENT: Silbernik, Rhodes, Genell The motion passed 5 to 0. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil stated there would be a meeting on October 20, 1993 when a public hearing will be held concerning the Comerica Bank plan. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Berman, seconded by Commissioner Howard and carried unanimously to adjourn. Vice Chairman Goldspiel adjourned the meeting at 9:50 p.m. Respectf, ly sub ted, c Aj AA' Fay Rubin, R cd"rding Secretary AP ROVE BY• St PH1.14 GO PIEL, Vice Chairman Buffalo Grove Plan Comm-Special Meeting-October 13, 1993-Page 15