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1994-05-04 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION May 4, 1994 Courtesy Corporation Vice Chairman Goldspiel called the meeting to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois, explained the procedure for the hearing and swore in those giving testimony. Commissioners present: Mr: Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Rosenston Mr. Samuels Mr. Moons Mr. Berman Commissioners absent: Chairman Silbernik Also present: Mr. Gerald J. Sommers, Courtesy Corporation Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit A: Concept and Preliminary Plan Review dated April 18, 1994 Exhibit B: Preliminary Plan dated April 15, 1994 and elevations of connector by Dobrin and Associates Mr. Gerald Sommers, Courtesy Corporation, stated Courtesy Corporation is looking to build on the lot they acquired from Sportmart for their expansion. The building at 800 Corporate Grove Drive consists of 265, 000 square feet. The building proposed for the 14 acres adjacent would be approximately 316,000 square feet. The current building does the production, manufacturing and assembly of the product. This product needs to be moved to the adjoining building for storage and shipping. The proposed corridor is above ground instead of elevated. Both buildings are designed independently so that they can be split and serve as two functional properties. The product may be moved by some sort of conveyor system or lift trucks and the corridor has been designed to accommodate such movement. Buffalo Grove Plan Comm-Public Hearing-May 4, 1994-Page 1 Commissioner Krug noted the Buffalo Grove Zoning Ordinance called for a connector to provide a visual separation between buildings which the proposed connector does not comply with. Mr. Sommers noted there are windows in the connector for aesthetics which could be placed opposite each other to allow for a more see-through effect. Commissioner Krug noted it appeared it would be difficult to service the dock area. Mr. Sommers stated the distance between the two buildings is more than ample to allow complete turnarounds for tractor trailers. He noted that this is currently being accomplished with only half the room available. He further noted that they must have access off of Corporate Grove Drive as Busch Road is restricted to a right in and out turn. Commissioner Krug stated that basically an interior court is being created and stated he would like to hear comments from the Police and Fire Departments on servicing the area. Commissioner Krug stated he would like to see a resubdivision of the lot with trucks coming to the backside or putting the corridor on the train side. Mr. Sommers stated they did not want to have such an enormous building in case it was necessary to dispose of same in the future. He stated that two buildings would be much more marketable for them as well as the Village. He further noted that the corridor will keep crime down by preventing vandalism and other things that could be going on in the park area. He further noted they had considered bringing trucks to the backside but it was troublesome for trucks to get back out to Deerfield Road and Interstate 294. Commissioner Krug stated that the design of this connector made it appear like one continuous building. Mr. Pfeil stated the Fire Department has stated they have no objections to the plan as presented. Mr. Pfeil stated this plan will go before the Appearance Commission which can make some recommendation to Mr. Sommers to keep the spirit of the ordinance. Commissioner Krug noted the building department should look at the emergency exit to see if same should be ramped for compliance with ADA. Commissioner Rhodes asked what the height of the connector would be. Buffalo Grove Plan Comm-Public Hearing-May 4, 1994-Page 2 Mr. Sommers stated the height is 18 feet and the total building is 29 or 30 feet high. Commissioner Rhodes stated the addition of a few more windows in the connector link would be satisfactory. Mr. Sommers noted there will be windows on both sides of the connector that would be staggered. Commissioner Rhodes asked if the exit door would be used for emergency purposes only. Mr. Sommers stated the door would be a dual purpose door for entry from the parking lot and as an emergency exit. Commissioner Rhodes asked what materials will be used for the connector. Mr. Sommers stated they are using pre-cast material for a 6 inch wall without insulation which is not necessary in this area. Commissioner Rhodes asked if the corridor would have sprinklers. Mr. Sommers stated whatever the code asks for would be provided. Commissioner Howard asked if there would be a yellow stripe separating traffic on the inside of the connector Mr. Sommers stated there will be a walkway for people and a lane going one way and the other for lift trucks together with proper signage and striping on the floor. Commissioner Rosenston noted his concern with the truck entry and exit through the parking area. He noted that if there is a great deal of truck traffic, it could be a hazardous situation. Mr. Sommers noted they are currently using the same situation with no problems occurring. Commissioner Rosenston stated he would not want trucks coming west on Busch Road and then turn on Weiland to go through a residential neighborhood. He further noted that the windows in the connector may be better aligned and the Appearance Commission may have some better insight into the matter. He noted the difference in the height of the connector and the buildings and the fact that this does give some differentiation between the buildings. Vice Chairman Goldspiel asked what kind of product was manufactured and shipped from the facility. Mr. Sommers stated they make the pull-push covers for food products, medical products and pharmaceutical products. Buffalo Grove Plan Comm-Public Hearing-May 4, 1994-Page 3 II Vice Chairman Goldspiel noted his concern along with Commissioner Krug in regard to the definition of the ordinance. He noted the connector at 18 feet high and 20 feet wide is the size of some buildings. Mr. Sommers noted the square footage of the connector is 5,800 square feet and the height is needed as the product will be stacked on pallets and moved to the second building. This will reduce truck traffic between the two buildings. If the connector is made too small or narrow, it would be difficult for people to walk through the connector. Vice Chairman Goldspiel noted that when the ordinance was drafted they were really thinking of pedestrian traffic connectors. At the very least this connector needs a different architectural treatment with possibly a see-through aspect. Mr. Sommers stated they are moving a product not people. Commissioner Moons stated that the spirit of the ordinance is one of appearance that the two buildings are separate. In terms of curb view the courtyard provides the perception of two buildings and the visual lightening of the connector may not be pertinent to the spirit of the ordinance. Vice Chairman Goldspiel stated that it is not only the view from the front that matters. The view from the other side may be unpleasant if a residential development across the tracks should ever be contemplated. He noted that he would feel more comfortable if there was a genuine architectural distinction between this connector and the other two buildings and will leave it to the Appearance Commission as to how that distinction should be made. Ray Charlette, 962 Burgess Circle, asked what is done with the product now. Mr. Sommers stated the product is currently shipped over to three other buildings. There being no further comments or questions from anyone else present, Vice Chairman Goldspiel closed the public hearing at 8:05 p.m. Buffalo Grove Plan Comm-Public Hearing-May 4, 1994-Page 4 Respe tfully s bmitted, Fay Rub'n, Recording Secretary APPROVED BY: S EP EN GOLDSPIEt4) esC Buffalo Grove Plan Comm-Public Hearing-May 4, 1994-Page 5 _ i REGULAR MEETING BUFFALO GROVE PLAN COMMISSION May 4, 1994 The Courtesy Corporation, 800 Corporate Grove Drive, Special Use for a building connector in the Industrial District Road Planning for the Prairie Road Corridor, Special Workshop Vice Chairman Goldspiel called the meeting to order at 8: 15 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Rosenston Mr. Samuels Mr. Moons Mr. Berman Commissioners absent: Chairman Silbernik Also present: Mr. Gerald J. Sommers, Courtesy Corporation Mr. Ken Carmignani, Village Traffic Consultant Mr. James Truesdell, Town & Country Mr. Jeffrey Samuels, Samuels/Berenz Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Rhodes to approve the minutes of the regular meeting of April 20, 1994. Commissioner Krug asked that the following be added to page 9, paragraph 4 , "The collector road should be constructed as shown. If future development expands the park to the west the road can be abandoned. " All Commissioners were in favor of the motion as amended and the motion passed unanimously with Commissioners Rhodes and Moon abstaining. COMMITTEE AND LIAISON REPORTS Vice Chairman Goldspiel attended the Village Board meeting on May 2, 1994 and noted the appointment of Gerard Moons to the Plan Buffalo Grove Plan Comm-Regular Meeting-May 4, 1994-Page 1 Commission. In addition the following items were discussed: 1. Resolution passed in favor of historic preservation week. 2 . Buffalo Grove station platform to be built this year for the Wisconsin Central commuter rail service. He noted that the Plan Commission should be involved in the early planning for this facility, and items such as the possibility of including retail or service uses in the station should be evaluated. 3 . The Tollway Authority' s intention to close the northbound exit on the Tri-State Tollway at Deerfield Road. 4. Public hearing on the Kirk Corporation' s Rosewood Subdivision on the Golf Course North site on Checker Road with a polling of the Board showing that 5 trustees will vote to approve the plan when the ordinance is ready for consideration. 5 . Deferral of the Coves of Buffalo Grove development due to a lack of a tree survey and the need for verification concerning use of the Covington Manor stormwater basin. THE COURTESY CORPORATION, 800 CORPORATE GROVE DRIVE, SPECIAL USE FOR A BUILDING CONNECTOR IN THE INDUSTRIAL DISTRICT Moved by Commissioner Rhodes, seconded by Commissioner Berman to recommend approval to the Village Board for approval of a Special Use and Preliminary Plan for a building connector between two principal buildings on separate zoning lots in an Industrial District. Commissioner Rhodes spoke in favor of the motion stating that Courtesy Corporation is to be commended for seeking to expand within the Village instead of some other location, and the petition should be approved. 1 Commissioner Samuels concurred with Commissioner Rhodes stating that he likes the location of the connector and he agrees with Commissioner Moons earlier statement that the buildings as viewed from the street will appear to be separated. He noted that the fact that the connector is to the rear of site will enhance the separation between the buildings. He said that the plan as proposed does comply with both the letter and spirit of the ordinance. He commented that he does not agree that special window treatment on the connector is necessary. Commissioner Berman noted agreement with Commission Samuels' comments and stated that this is an appropriate proposal. Commissioner Rosenston stated his support of the motion and stated that the plan is a good way to solve the problem of more space without creating a building problem in the future. Buffalo Grove Plan Comm-Regular Meeting-May 4, 1994-Page 2 Commissioner Krugstated he will support the motion because the PP ordinance is very ambiguous and because the Village can use more manufacturing enterprises. Vice Chairman Goldspiel stated the use and size of the connector is a reasonable scale for the use intended. However, he stated the connector needs to be architecturally differentiated. Vice Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Rhodes, Howard, Rosenston, Samuels, Moons, Berman, Goldspiel NAYES: None ABSTAIN: None ABSENT: Silbernik The vote passed 8 to 0. ROAD PLANNING FOR THE PRAIRIE ROAD CORRIDOR, SPECIAL WORKSHOP Mr. Carmignani reviewed his report dated April 28, 1994 stating there are three basic issues: A. Appropriate access points for future developments along Prairie Road B. -Prairie/Weiland Road realignment I C. Collector road between Brandywyn Lane and Prairie Road/Buffalo Grove Road/Aptakisic Road Prairie Road Access Mr. Carmignani that noted developments are planned on both sides of Prairie Road north of Aptakisic Road. He noted that Lake County' s standard for road planning is to allow only one access point per development to Prairie Road, which is a arterial road controlled by the County. He stated that there are two standards that are applied in evaluating access to a new development. One standard is the traffic demand for access which is a function of capacity and traffic volumes. The second standard is a public safety need for access which usually means that the police and fire departments want to have more then one access point in and out of a development for emergency services. Therefore, although the Prairie Grove Phase 1 and 2 developments on the west side of Prairie can be adequately served by a single access on Prairie Road, there is a desire for a secondary access for emergency services . He noted that access for Prairie Grove is related to the Town and Country plan for a development on the east side of Prairie Road and the Prairie/Weiland realignment that is shown on Buffalo Grove Plan Comm-Regular Meeting-May 4, 1994-Page 3 the Town and Country plan. Mr. Carmignani stated from an access standpoint it is best to balance both standards. He stated there are some variables that will need a decision made as they will influence the position of access points for the Prairie Grove Phase 1 and 2 subdivisions. One of these variables is the realignment of Weiland and Prairie. In addition the planning and location of the access to the development on the east side of Prairie has some impact on the development on the west side. Logically, it is desirable to have 4-way intersections. From a traffic standpoint "T" intersections function well providing there is sufficient separation between the T intersections for turning movements. The access to the Prairie Grove development will best" be placed opposite to the development to the east. The secondary access to the east for emergency services can be provided where the proposed cul-de-sac had been originally shown at the northern end of the development. Mr. Carmignani stated that if the property to the north of the Town and Country Billick site begins to develop there is the ability to extend through the north from the proposed development with another access point from Prairie opposite the existing intersection at Willow Parkway. The north/south collector from Brandywyn Lane would continue south as part of the Prairie Grove Phase 1 and 2 developments and provides the access to the development along with the second access from Prairie Road opposite the Town and Country development on the east side of Prairie. Mr. Carmignani stated that this configuration assumes that Prairie and-Weiland will be realigned. If there is no realignment then there are really no constraints on the location of access points to serve the developments on the east and west sides of Prairie Road, other than the County' s access standards and the need to maintain appropriate distances between access points. He noted that the internal collector adjoining the proposed park on the Prairie Grove Phase 2 site could be shifted to the west to provide for the possibility of expanding the park site with land from the parcel west of Prairie Grove Phase 2 . NORTH/SOUTH COLLECTOR FROM BRANDYWYN LANE Mr. Carmignani stated that in the 1991 Transportation Study Brandywyn Lane was analyzed as a collector linking nodes within the internal area of the Village between Buffalo Grove Road and Aptakisic Road. He said that Brandywyn is the type of collector that is serving significant movements through a large area of the Village, while the collector south from Brandywyn will serve movements primarily between subdivisions and to the new middle school. He said that traffic volumes on this type of collector will be relatively low. Buffalo Grove Plan Comm-Regular Meeting-May 4, 1994-Page 4 II Mr. Carmignani stated that the choices for the north/south collector are unlimited. It can be taken all the way through to Aptakisic or east and west to Prairie or Buffalo Grove Road. He noted the decision can be part of the land planning process, and the impact of this collector to the overall transportation network in the area is relatively light. Mr. Carmignani stated that it would not be a good idea to create a parallel route to Buffalo Grove Road or Prairie Road because that would encourage cut through traffic. He noted that the north/south collector seems to be taking care of itself as developments come along and it is not the critical link from a traffic impact standpoint. REALIGNMENT Mr. Carmignani noted a computer model was used in the 1991 Transportation Study update to test the effects of the "what if" questions concerning possible improvements and the effects on traffic movements throughout the Village. The model simulated the operation of the Village' s road system. The model was loaded with all existing developments, approved developments and projected land uses based on the Village' s Comprehensive Plan. He noted that after the system was designed, they identified what needed to be done to the existing system in order to handle traffic. In addition, traffic impacts of projected land uses were identified. One of the improvements tested was the Prairie/Weiland realignment at the intersection of Aptakisic Road. The model forecast traffic movements and analyzed impact on the design of intersections throughout the road network. He said that his analysis indicated that without the realignment, Aptakisic Road would need to be widened to six lanes as far west as Prairie Road. With the realignment the traffic volumes were reduced and more vehicles could be handled, and so the six lane design may not be necessary. The conclusion of this study suggests it would be a positive step to do the realignment. He noted that the need to acquire right-of -way and fund the construction are issues that would need to be addressed with Lake County. Commissioner Rosenston asked if the realignment of Prairie and Weiland would therefore create more through traffic than turn traffic and will therefore reduce the need for six lanes on Aptakisic from that point to Milwaukee Avenue. Mr. Carmignani stated it will reduce the demand for six lanes, but only on the segment of Aptakisic between Prairie and Weiland. Commissioner Rosenston noted that traffic would then be directed up through the corridor to Route 22 and make the traffic worse at that location. Mr. Carmignani stated the Prairie/Weiland traffic is already in Buffalo Grove Plan Comm-Regular Meeting-May 4, 1994-Page 5 the Half Day corridor. What would be handled by the realignment would be those trips coming down Prairie to Aptakisic and turning left at Aptakisic and then right at Weiland as well as the Weiland trips coming up to Aptakisic and turning left and right. This traffic would come off the east-west road system being routed through the intersection with the north-south realignment. Commissioner Rosenston stated that in his opinion, the traffic that now turns right from Weiland to Aptakisic toward Milwaukee Avenue will now end up going through the realignment up to Route 22 and continue east. Mr. Carmignani stated the 1991 analysis of the realignment noted that traffic would be attracted to the corridor. There were pluses and minuses occurring within the system. Tests were conducted on each of the pluses and minuses in relation to each of the critical intersections. The report states that the realignment would produce a positive benefit to the entire system, not only to this intersection, and Route 22 (Half Day Road) would continue to operate within the acceptable level of service category. Commissioner Rosenston asked if the 1991 study took into account the intersection of Route 22 and Milwaukee. Mr. Carmignani stated it did take this intersection into account. Commissioner Berman asked if the charts shown in the traffic report actually make valid comparisons concerning land use projections and traffic impact and the need for the realignment. Mr: Carmignani reviewed the information contained on the charts of the traffic report. Commissioner Berman asked if Prairie Road will be adequate to serve the increased volume which would be created by the realignment. Mr. Carmignani stated it would be sufficient. Commissioner Berman asked if the cost of the realignment be more than the cost of building six lanes on Aptakisic and would the benefit be worth the cost. Mr. Carmignani noted he did not do a cost analysis. To go to six lanes of traffic on Aptakisic, it would be necessary to purchase right-of-way along both sides of Aptakisic in addition to the pavement construction of the lanes. That would have to be costed out. On the realignment there would also need to be some right-of- way purchase and the cost of construction through the S-curve would all have to analyzed, and this should be somewhat higher than the additional two lanes along Aptakisic Road. The cost of Buffalo Grove Plan Comm-Regular Meeting-May 4, 1994-Page 6 construction would be higher but the cost of right-of-way purchase is an unknown. Commissioner Berman asked if any investigation had been done relative to curving the roadway through the empty parcel on the southwest corner of Weiland and Aptakisic, utilizing the existing right-of-way. Mr. Carmignani stated he could not answer that question as he was never asked to look at that parcel. The result, however, from a traffic standpoint would be the same. Commissioner Berman asked what the benefit was in funnelling the traffic off of the Buffalo Grove Road corridor and sending it down essentially a three lane pavement. Commissioner Krug noted that Prairie Road will only go up to Route 22 and no farther due to the railroad tracks. Mr. Carmignani stated the major body of traffic will either use Buffalo Grove Road or Prairie Road. That is a function of origin and destination. The analysis that was done showed a volume of traffic, based on what was existing and what was proposed, that will use the Prairie corridor. Commissioner Berman asked if there is a way to quantify the marginal benefit of this connection as opposed to no connection in terms of the real benefit to traffic. Mr. Carmignani stated that without the realignment there is a high probability that the segment of Aptakisic Road between Prairie and Weiland will need to be widened to six lanes. With the realignment there is a high probability that this segment will not need to be widened to six lanes and the current cross section will handle the traffic volume. Commissioner Krug noted that the realignment would provide a good route for Stevenson high school and the factories around Route 22 to get down to Lake Cook Road. Commissioner Krug noted his concern that the realignment would eliminate access to Prairie Road for the properties south of Prairie Grove Phase 2 . Mr. Carmignani stated that these properties would have access to Prairie Road, but some modifications of existing access would be needed if the realignment is built. Commissioner Krug further noted that there are two dead end streets in the Prairie Grove Phase 2 development and one long cul- de-sac. He further noted that the plan leaves one of the existing single family homes entirely landlocked. Buffalo Grove Plan Comm-Regular Meeting-May 4, 1994-Page 7 Mr. Carmignani stated the dead end street will function that way until the piece of property to the south is developed. Commissioner Krug suggested that the realignment could be built adjoining the Wisconsin Central Railroad tracks. Mr. Pfeil noted that Lake County's plan for the realignment had one route through the middle of the Town & Country site and one curved alignment that was to the north of the alignment now being shown on the Town and Country plan. He noted that the alignment along the railroad tracks would go through wetland areas and it would basically create a duplicate road parallel to Prairie Road. The realignment as now proposed creates less pavement than either of the Lake County designs." Commissioner Samuels asked if the need for six lanes on Aptakisic is driven by commercial or office development proposed for the site on the east side of Milwaukee Avenue at Aptakisic. Mr. Carmignani stated that was correct. Mr. Pfeil stated that in the 1992 Comprehensive Plan the amount of office development for this site was reduced and more acreage was allocated to commercial and residential use. Commissioner Samuels noted that this could change the need for six lanes on that segment of Aptakisic. He asked if any consideration has been given to the area plan functioning if the southern access at Prairie Grove Phase 2 were left as shown on the development plan and then turned into a one way east bound right turn only if the realignment was constructed. Mr. Carmignani said it is his opinion that Prairie Road access to the proposed subdivision would be better slightly north. However, the southern location could be acceptable if the curve for the realignment is designed to ensure adequate sight distances to make sure that vehicles coming through the curve can see the vehicles that are entering and exiting at that point. Commissioner Rosenston noted that if it is possible to have the south access on the Prairie Grove development without interfering with the realignment, it is not as critical to resolve the permanent location of this access point to Prairie Road. Vice Chairman Goldspiel asked if any consideration had been given in the traffic model to the effect of the train station proposal in Prairie View. Mr. Carmignani stated that had not be factored into the model. Vice Chairman Goldspiel asked what effect a train station at Main street or Busch Road would have on traffic flow. Buffalo Grove Plan Comm-Regular Meeting-May 4, 1994-Page 8 Mr. Carmignani stated the train station at Busch was included in his study. Another development mode would act as an attractor of trips and would add a certain amount of traffic to those links which would be serviced. The magnitude would, however, be of a low order but will add some trips to the network. Vice Chairman Goldspiel asked if this is likely to affect any of the service levels in the computations. Mr. Carmignani stated there would be no change. Vice Chairman Goldspiel asked if there would be any effect if the Deerfield Road northbound exit on the Tri-State Tollway is closed. Mr. Carmignani stated it would decrease Deerfield Road traffic but increase Lake Cook Road and Route 22 traffic. Vice Chairman Goldspiel asked how the extension of Prairie Road up to Route 60 could be accomplished with a reasonable and safe crossing over the railroad tracks in order to become an arterial roadway. Mr. Carmignani said it is his opinion that Main Street and Prairie Road north of Route 22 function as a pair and will together handle the traffic between Port Clinton and Route 22. He noted this movement is already occurring since both intersections at Route 22 are now signalized. He noted the term "arterial" refers to the function of a road and does not necessarily connote a four lane facility. Commissioner Rosenston asked if more traffic would be pushed up Main and Prairie north of Route 22 and up Port Clinton and Prairie if the curve at Weiland is built. Mr. Carmignani stated that would not significantly increase traffic volumes through this area. Commissioner Moons noted that the only benefit will be on Aptakisic Road between Prairie and Weiland. Mr. Carmignani stated that this is correct. He noted the benefit would be on that segment of Aptakisic Road and to the benefit of vehicles wanting to make north-south trips. In addition, by taking the volume off of this segment of Aptakisic Road, there is a high probability that there will be no need for six lanes. Vice Chairman Goldspiel asked for a review of the safety impact of the realignment versus "T" intersections. Mr. Carmignani stated there are fewer accidents with through traffic than turn traffic. Therefore if you reduce the number of turns, you reduce the number of accidents. Buffalo Grove Plan Comm-Regular Meeting-May 4, 1994-Page 9 Vice Chairman Goldspiel asked if there would be a difference in the overall travel times between the two alternatives. Mr. Carmignani said the difference between the alternatives would be measured in seconds. One measurement would go along with the signal light timing and the other would be measured by the left- right turns. Vice Chairman Goldspiel noted that the overall congestion in the area is worse than ever and wondered if any of these improvements would have a positive effect in relieving congestion. Mr. Carmignani commented that the proposed improvements would be beneficial, but congestion is a regional problem that is not solvable with isolated improvements. He noted that intersection improvements provide benefits that in the aggregate do tend to relieve congestion by allowing more movements in peak conditions. Vice Chairman Goldspiel noted his concern about cut through traffic from Prairie through the collector and on up to the Middle School and Brandywyn. He noted that an alignment with the street into the Billick property would cut down on cut through traffic. He asked if cut through traffic is a real concern on the more southerly entrance to the Prairie Grove development. Mr. Carmignani stated that if there is any cut through traffic it would be better accommodated by the southern access because it is almost a direct route over to the north side of the collector. However, the only reason for cut through traffic is to save time. If it is quicker to get to the school, then there will be cut through traffic especially when motorists know the area. He commented that if the Prairie/Brandywyn intersection functions well, it will be the preferred route because it will be faster for most traffic than cutting through the Prairie Grove subdivsions. If motorists perceive Prairie Road as a safe, direct route they will use it. Mr. Jeffrey Samuels, Samuels/Berenz, stated that as a resident he would like to know why there is a desire to decrease the traffic on Aptakisic and increase the traffic on Weiland and Prairie where two schools located. Mr. Carmignani stated it would only change the volume of traffic on the small segment of Aptakisic. Instead of the traffic on Prairie coming down to Aptakisic and turning on Aptakisic and then again on Weiland, it continues on through the intersection. Mr. Samuels stated that as a developer he does not know if there will ever be a need for the realignment and whether or not it will ever come about and he does not see why the development along Prairie Road needs to be held up because of it. Buffalo Grove Plan Comm-Regular Meeting-May 4, 1994-Page 10 _ I Vice Chairman Goldspiel asked if it would be desirable to close off the access to Prairie Road from the Prairie Grove subdivision if and when the north/south collector goes through to either Aptakisic or Buffalo Grove Road and if the realignment is not constructed. Mr. Carmignani stated this would be possible. The Commission agreed the internal north/south collector street should be extended to the south border of the park and right-of- way should be reserved. Commissioner Samuels stated his personal opinion regarding the east/west access into Prairie Grove is based on his doubts that the Prairie/Weiland realignment will take place. Given that fact, it would be best that the access go on the south end of the parcel and if the alignment is ever done, it can be dealt with appropriately. Commissioners Krug and Howard agreed with Commissioner Samuels' comments. Commissioner Rosenston stated he prefers the south access because of the way it serves the property and it will take care of the south end of the property and future developments. In addition, it now appears that the realignment can still take place even with this full south access and therefore this is the best place for the access. Commissioner Berman concurred with Commissioner Rosenston's comments. He noted that since Mr. Carmignani has indicated that this southerly access is workable, it makes sense to place the access at that point in relation to the impact on the Prairie Grove plan and the need to provide access to the area south of Prairie Grove. Commissioner Rosenston stated that if there is going to be cut through traffic, it would go through either access and he would much prefer to have cut through traffic go through the south end and through the development which is curved instead of a straight shot. Vice Chairman Goldspiel noted disagreement with the south access choice and stated that the S-curve realignment will be a reality someday. Commissioner Samuels stated that if it is unlikely that the alignment will be built, then he questions the wisdom of constraining the Town & Country development to accommodate it. He further noted that he has discussed the realignment with Lake County officials and it is his conclusion that it seems unlikely that the realignment will become a reality. He stated that Lake Buffalo Grove Plan Comm-Regular Meeting-May 4, 1994-Page 11 County officials have indicated that now that they have had a chance to look at the proposed realignment, they do not think it is very feasible because it will involve the acquisition of two business parcels which would be an unreasonable cost and in addition there are some 7 acres of wetlands contained within the south realignment of the property that would have to be mitigated at 2: 1. Between the cost of acquisition and public dissatisfaction with destruction of the wetlands, it would not be something the County would ever do. Commissioner Rosenston asked what Town & Country would do different if they did not have to deal with the S-curve going through on their property. Mr. Truesdell said it is probably too late to do anything now but they may have re-worked their plans to utilize the additional land. Commissioner Berman asked how the reserved property would be maintained for the time being. Mr. Truesdell stated the property would become a dedicated right- of-way. Mr. Pfeil stated the property will be conveyed to the Village and reserved for road construction. Vice Chairman Goldspiel stated that after this meeting he feels it is necessary and desirable to plan the S-curve in order to have more than one arterial route going north in the interior of the Village, and he would not want lack of planning to hamper such improvements. Commissioner Berman stated he does not think that the re-alignment is more than a marginal project, however, in light of what has been heard, there is no reason to exclude and foreclose the possibility of a realignment. Commissioner Rosenston asked if there would be a right-in, right - out, at the north cul-de-sac on the Billick property. Mr. Truesdell stated affirmatively. Commissioner Samuels asked if it will be possible to line up the south access road on the Prairie Grove Phase 2 development with a street going east into the Billick site even if there is a realignment. Mr. Carmignani stated that would not be possible because the road on the east side of Prairie would be too close to the curve and would not meet design standards for sight distance and safety. Buffalo Grove Plan Comm-Regular Meeting-May 4, 1994-Page 12 CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil said there will be public hearings on May 18, 1994 concerning the Town & Country developments, the Milbro request for industrial zoning and the Power Nail property. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT Mr. Pfeil noted that he has statements of financial disclosure and ethics that each Commissioner needs to complete and return to the Village Clerk by May 31, 1994. NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Rosenston, seconded by Commissioner Berman and carried unanimously to adjourn. Vice Chairman Goldspiel adjourned the meeting at 11:05 p.m. Respe fully su itted, Fay Rubin, Recording Secretary APP OVED BY: ST PH N GOL S IEL, Vice C airman Buffalo Grove Plan Comm-Regular Meeting-May 4, 1994-Page 13