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1997-02-05 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION February 5, 1997 The Mueller property, northwest corner of Farrington Drive/Route 83, Aspen Homes,Annexation with zoning in the R-4 Single-family District and approval of a Preliminary Plan for a 13-lot subdivision Workshop #1 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. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Mr. Lundine Mr. Trilling Mr. Ottenheimer Commissioners absent: None Also present: Mr. Bill Rotolo, Aspen Homes Mr. Dave Humbert, Pirtano Construction Company Inc. Mr. Frank Salathe, JEN Land Design Inc. Mr. Karl Krogstad, Pugsley& LaHaie, Ltd. Mr. Jeff Braiman, Village Trustee Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Krug, seconded by Commissioner Ottenheimer to approve the minutes of the regular meeting of January 15, 1997. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Rosenston, Berman, Ottenheimer and Samuels abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Trilling stated he attended the Village Board meeting on February 3, 1997, noting Buffalo Grove Plan Comm-Regular Meeting-February 5, 1997-Page 1 R-4 single family residential subdivision. The proposed plan deals with issues of topography, flood plain, compensatory storage and detention. He further noted they have taken into consideration not providing direct access from this area through to Route 83. He stated they are proposing to provide a cul-de-sac with access off of Farrington Drive which will be parallel to the westerly boundary line and terminate in a cul-de-sac adjacent to Route 83. This will allow for an emergency connect if desired by the police and fire departments to Route 83 while maintaining the same kind of traffic patterns that exist now. The cul-de-sac again Route 83 at this point also allows for a future incorporation of the parcel not presently included in the development plan via an expansion of the right-of-way. It would be possible to have two more lots at this north end with an elimination of the existing curb cut on Route 83. Mr. Salathe stated the lots have been sized somewhat in excess of the minimum requirements of the R-4 District. The R-4 standard is a minimum of 8,750 square feet and the proposed minimum lot size is 10,360 square feet. The minimum lot width is 74 feet versus the 70 feet as required under the R-4 District. The average lot size will be 12, 130 square feet. He further noted they are not proposing any variances with respect to yards. The proposal is for a 40 foot rear yard, 30 foot front yard and side yards of 10 percent of the lot width. He noted the only variance request will be for a cul-de-sac which will exceed the Village requirement of a maximum length of 500 feet. He noted the proposed cul-de-sac is approximately 765 feet long. However, this will allow for future incorporation of the excluded parcel, allowing future lots access to the street without using Route 83. Mr. Salathe further stated they are not proposing any future extensions of Farrington to Route 83. Mr. Krogstad of Pugsley& LaHaie Ltd. stated the primary vegetation on the parcel at present are cottonwoods, box elder and other fast growing wetlands type vegetation. These are plants that are usually not recommended for planting by the Village. However, since they do exist on the site, the developer would like to retain as many of these trees as possible in order to add value to the subdivision. Many of these trees will need to be removed for grading, but many others will be saved. He reviewed the development plan noting the plantings to the south of the creek and in the wetland location will be saved. In addition the trees along Route 83 will probably be saved to provide screening between Route 83 and Lot 10. Mr. Krogstad noted it is there intention to follow ordinance requirements for all street trees and other plantings. He also noted there will be a small entrance sign which will meet the Village's ordinance. The sign will be sandblasted and wood,located at the entrance to identify the community with some kind of landscaping around the sign. Mr. Humbert of Pirtano Construction Company stated he has reviewed the flood profile information that exists for Farrington Creek. He noted that bringing the cul-de-sac road through the site will involve filling some area of the flood plain which requires them to compensate for this loss. He noted the area to be developed for this compensation. He further reviewed the detention pond which will be sized to accommodate future flows from area which is not now a part of the -- site. Buffalo Grove Plan Comm-Regular Meeting-February 5, 1997-Page 3 R-4 single family residential subdivision. The proposed plan deals with issues of topography, flood plain, compensatory storage and detention. He further noted they have taken into consideration not providing direct access from this area through to Route 83. He stated they are proposing to provide a cul-de-sac with access off of Farrington Drive which will be parallel to the westerly boundary line and terminate in a cul-de-sac adjacent to Route 83. This will allow for an emergency connect if desired by the police and fire departments to Route 83 while maintaining the same kind of traffic patterns that exist now. The cul-de-sac again Route 83 at this point also allows for a future incorporation of the parcel not presently included in the development plan via `./ an expansion of the right-of-way. It would be possible to have two more lots at this north end with an elimination of the existing curb cut on Route 83. Mr. Salathe stated the lots have been sized somewhat in excess of the minimum requirements of the R-4 District. The R-4 standard is a minimum of 8,750 square feet and the proposed minimum lot size is 10,360 square feet. The minimum lot width is 74 feet versus the 70 feet as required under the R-4 District. The average lot size will be 12, 130 square feet. He further noted they are not proposing any variances with respect to yards. The proposal is for a 40 foot rear yard, 30 foot front yard and side yards of 10 percent of the lot width. He noted the only variance request will be for a cul-de-sac which will exceed the Village requirement of a maximum length of 500 feet. He noted the proposed cul-de-sac is approximately 765 feet long. However, this will allow for future incorporation of the excluded parcel, allowing future lots access to the street without using Route 83. Mr. Salathe further stated they are not proposing any future extensions of Farrington to Route 83. Mr. Krogstad of Pugsley& LaHaie Ltd. stated the primary vegetation on the parcel at present are cottonwoods, box elder and other fast growing wetlands type vegetation. These are plants that are usually not recommended for planting by the Village. However, since they do exist on the site, the developer would like to retain as many of these trees as possible in order to add value to the subdivision. Many of these trees will need to be removed for grading, but many others will be saved. He reviewed the development plan noting the plantings to the south of the creek and in the wetland location will be saved. In addition the trees along Route 83 will probably be saved to provide screening between Route 83 and Lot 10. Mr. Krogstad noted it is there intention to follow ordinance requirements for all street trees and other plantings. He also noted there will be a small entrance sign which will meet the Village's ordinance. The sign will be sandblasted and wood, located at the entrance to identify the community with some kind of landscaping around the sign. Mr. Humbert of Pirtano Construction Company stated he has reviewed the flood profile information that exists for Farrington Creek. He noted that bringing the cul-de-sac road through the site will involve filling some area of the flood plain which requires them to compensate for this loss. He noted the area to be developed for this compensation. He further reviewed the detention pond which will be sized to accommodate future flows from area which is not now a part of the - site. Buffalo Grove Plan Comm-Regular Meeting-February 5, 1997-Page 3 Chairman Goldspiel asked if the detention would be wet or dry. Mr. Humbert stated the detention will not be a green bottom grass detention but a dry basin in a natural state. Materials that would grow in that type of area would be used. Commissioner Rosenston asked if streets will be built to code and dedicated to the Village. Mr. Rotolo stated yes. Commissioner Rosenston asked if there will be any kind of homeowners association or if there is any common property. Mr. Rotolo stated no as there will be no common property. He noted the only possible common property might be the sign which they would be willing to move to Lot 1 and place a covenant on the lot, making it the responsibility of that lot. Mr. Rotolo further noted there is a desire by the Village to take ownership of the detention basin as well as perhaps the compensatory storage area where the trees are and the creek runs through. He stated they will also be talking to the Park District about any path system that they might request through the natural area. Commissioner Rosenston asked if there will be sidewalks all around. Mr. Rotolo stated yes. He also stated they would connect their cul-de-sac sidewalk with the sidewalk on Route 83 at the end of the bulb. Commissioner Rosenston asked if there are any bikepaths associated with this property. Mr. Pfeil stated there is a five foot sidewalk on the south side of Farrington Drive between Crown" Point Drive and Route 83. He stated he would speak to Mr. Rylko and Mr. Kuenkler to determine any interest in enhancing that five foot sidewalk into an 8 foot sidewalk which would then connect to an 8 foot sidewalk between Crown Point and Route 83. Commissioner Lundine asked who owns and maintains the detention area. Mr. Rotolo stated the proposal is that the Village would own and maintain the area which appears to be Village policy in single family areas. If this is not the case, a homeowners' association would be created to own and maintain the basin. Commissioner Berman stated he would like some clarification as to what the detention area and compensatory storage area will look like and what kind of plants will be there when it is done. Mr. Krogstad stated they have done many other areas where this type of basin is seeded with a Buffalo Grove Plan Comm-Regular Meeting-February 5, 1997-Page 4 wetland type planting which can take both water and dryer conditions. Once final details are presented he would be able to check how long the areas would be under water and how long they would be dry and then determine what kind of plantings would be best. This type of vegetation is a plant which existed in Illinois prior to settlement and has a very pleasing appearance. There is a minimal amount of maintenance. Commissioner Berman asked if this area was actually wetlands or merely denominated flood plain. Mr. Rotolo stated there are two very small wetlands on the site which total less than .3 acres. Commissioner Berman asked if the compensatory Qree would become wetland in part or merely dry flood plain. Mr. Humbert stated the area will be above the 10-year flood plain but is within the 100-year flood plain. He stated it would generally be wetland type of material in that area. Commissioner Berman asked how much standing water is typically located on this site now. Mr. Humbert stated any standing water now is basically confined to a narrow area along the creek. Commissioner Berman asked how long it would take to drain the 10-year overflow area. Mr. Humbert stated he could not answer that question now. Commissioner Berman asked how close to Lot 13 and to the right-of-way would the standing water be in a 10-year storm. Mr. Humbert stated the water would be about 20-25 feet away from the lot line and Route 83. " Commissioner Berman asked how much higher than the standing water line is the street intended to be. Mr. Humbert stated based on the design requirement the minimum grade on the road is one foot above the 100-year flood plain. He stated they are actually higher than that as they must raise the road one foot above the water elevation at 682 which is higher than the 100-year elevation. He stated the bottom of the detention area is at about the 10-year storm level and the high water level on the detention basin is above the 100-year level. Commissioner Berman asked if the 100-year level is in accordance with the code in terms of distance from the homes in that area. Mr. Humbert stated it meets the Village criteria that any opening into the home will be more than Buffalo Grove Plan Comm-Regular Meeting-February 5, 1997-Page 5 2 1/2 feet higher than the 100-year storm. He stated the ordinance does not have a specific distance but the 100-year line would not be on the lot and the house would be set up much higher than the 100-year flood elevation. Commissioner Berman noted it would be helpful to know how long there will be standing water in the flood plain area. Commissioner Howard asked how the existing driveway between the proposed development and `./ the existing home will work. Mr. Rotolo stated they will meet whatever the Vill?oP reg111reme11t is which is llrob hly trees every 40 feet. Commissioner Howard noted the existing driveway looks very close to the proposed cul-de-sac. Mr. Rotolo stated the driveway is not on the cul-de-sac. Mr. Salathe stated the driveway as it exists now is off of the property and will continue to be so and there will be separation between the existing property driveway and the proposed cul-de-sac. Mr. Rotolo reiterated there is absolutely no connection between the existing home property and the proposed development property and it will remain so. He further noted the Village had asked that he contact the existing property owner who has stated she wishes to remain for the foreseeable future. Commissioner Samuels asked how the homes will sit on the site with respect to the homes directly behind them. Mr. Humbert stated there are roughly 83 feet contours along the west property line which makes the homes about 1 1/2 feet higher which would make the top of foundation at about 84 or 84 '/2 feet. He stated they would have foundations starting around 85 feet up to about 861/2 feet. He further stated they may even raise it another foot to have a garden type basement which would then lower the grade behind the house 3 or 4 feet making backyards compatible. Commissioner Samuels asked if water flow would be away from existing homes. Mr. Humbert stated yes and noted there would be inlets in the back of the homes to pick up not only the water from the rear of the proposed lots but the water from the rear of the existing lots. Commissioner Samuels asked how the emergency access off of Route 83 would be handled. Mr. Rotolo stated he will do whatever the police and fire departments would like done. The staff- request to date is shown at present on the development plan. Buffalo Grove Plan Comm-Regular Meeting-February 5, 1997-Page 6 Mr. Pfeil stated the Fire Department does not really support pavers for emergency access as they do not feel they have enough assurance that the access will be open and available whenever needed. With respect to this development the Fire Department feels the site connection to Route 83 via Farrington Drive would be the best situation for emergency access, while the Police Department does not favor the connection of Farrington Drive to Route 83. He said that the Police Department has expressed concern that if Farrington were connected to Route 83, it would create safety problems for pedestrians and bicyclists at Willow Stream park, including many children. In addition, the added traffic going through the area will be a concern to residents, and `/ the Police Department wants to avoid creating another situation like Checker Drive/Checker Road where residents complain about the volume and speed of traffic moving through the area. Commissioner Samuels asked what would be the problem if this new cul-de-sac street connected to 83 instead of Farrington Drive. Mr. Pfeil said that the alignment of the Farrington connection to Route 83 would have to go northwesterly through the Mueller property rather than follow the current right-of-way connecting to Route 83. This change in alignment is due to the location of other curb cuts along Route 83 such as the driveway to the Indeck property and the proposed driveway to Willow Stream Park. Commissioner Samuels noted access to 83 could be achieved by opening the bulb of the cul-de- sac. Mr. Pfeil said Farrington would function as a collector requiring an 80-foot right-of-way as well as turn lanes on Route 83. This would change the design of the cul-de-sac on the current proposal by the developer for the Mueller property. Chairman Goldspiel noted that if the cul-de-sac were opened to Farrington there would be a lot of access to the entire Strathmore subdivision and because of the volume of traffic, they would need • to build the street to collector standards rather than residential standards. Chairman Goldspiel stated with this development brings the Village to the crossroads for a street pattern here with three ways to go: 1. No access to Route 83 which requires fitting the stub of Farrington into the plans for the area 2. If Farrington is to go through to 83 it must be done now 3. Access from 83 to the pool only without access into the interior of the Strathmore subdivision Chairman Goldspiel suggested the Park District look at plans for the detention area as well as Buffalo Grove Plan Comm-Regular Meeting-February 5, 1997-Page 7 access for Willow Stream and possible uses for the right-of-way. He further stated he would like the Village traffic consultant to check the various alternatives for the Farrington right-of-way. Commissioner Trilling asked what the lot width and depth is in the Strathmore subdivision. Mr. Rotolo stated the subdivision is an R-4A with rear yards of 30 feet instead of the proposed 40 feet. The lots are narrower at 70x 125 feet than the proposed development. Mr. Pfeil stated the R-4A designation allows a 30-foot rear yard requirement versus 40 feet which is the R-4 standard. Commissioner Trilling stated he would like to know what lot sizes are on the western side of the development. Mr. Rotolo stated they will get that information for the next workshop. Commissioner Trilling asked if there is presently a sidewalk on the north side of Farrington. Mr. Rotolo stated no. Commissioner Trilling asked if they will be constructing a sidewalk on the south side of Lot 1. Mr. Rotolo noted he will work with the Village and Park District as far as the east side to provide a path system whether it is a widened sidewalk of the existing sidewalk on the south side of Farrington or whatever they would like. Commissioner Trilling asked if there is a sidewalk on the west side of Route 83. Mr. Rotolo stated yes and noted it is on this property instead of the right of way. He noted the " sidewalk is on an easement on this property. Commissioner Trilling asked if there will be any need for retaining walls for lots 11, 12 or 13. Mr. Humbert stated they have looked into putting a short wall in an area of 2 1/2 feet tall on the south side of Lot 13 which would help lessen the flood infringement. He stated they have enough left over space to take that away but it is a matter of choice at this point. Commissioner Trilling noted the addition of the retaining wall on the south side of Lot 13 would give Lot 13 a more usable lot than not providing same. Mr. Humbert stated if there were no wall there he would push the grading farther south and expand the flood comp area which would still provide a usable side yard. The slope would be - pushed out farther into the comp fill and they would have to go east and carve out a little bigger Buffalo Grove Plan Comm-Regular Meeting-February 5, 1997-Page 8 area. Commissioner Trilling stated that would be his preference instead of a retaining wall. Mr. Rotolo stated it is also his preference. Commissioner Trilling asked what specific definition is being used here to define this as a wetland. Mr. Rotolo stated the wetland was delineated by STS using the current wetland criteria of soil, water and vegetation. Commissioner Trilling noted that soil in a wetland area is sometimes not capable of supporting the intended loads of foundations for single family structures. Mr. Humbert stated the soil drillings have been conducted and are fine. Commissioner Trilling asked if wetland fill in would be from offsite materials. Mr. Humbert stated any fills to be done on the site will be done with onsite material. Commissioner Trilling asked where the wetland mitigation would be done. Mr. Humbert stated that will be done offsite. Commissioner Trilling asked if there will be any kind of fencing for this community. Mr. Rotolo stated they are not intending to provide any fencing. He is contemplating some screening for Lot 10 consisting of retention of the trees on Route 83 together with a small berm and landscaping on top. Commissioner Trilling asked if the condition of the landscape, vegetation, water levels and topography will be relatively the same as what is seen today. Mr. Rotolo stated this is true in the area of compensatory flood storage. Commissioner Krug noted he was uncomfortable with the long cul-de-sac. He asked if the Corps of Engineers study of the Des Plaines and Buffalo Creek reservoir will in any way affect the Farrington Creek. He further asked of the existing wetlands will be of any concern to the Corps of Engineers. Mr. Rotolo noted they must meet all Village and Federal requirements with regard to both of these items. In addition the Lake County Stormwater Management Commission will review the -- plans. Buffalo Grove Plan Comm-Regular Meeting-February 5, 1997-Page 9 Commissioner Krug asked if Lots 1-9 will be impacted by drainage from the existing properties. Mr. Pfeil stated he would have Mr. Kuenkler report on that. He noted the Village Engineer is very meticulous in making sure new developments do not impact existing properties. Commissioner Rosenston asked what is the longest cul-de-sac in the Village now. Mr. Pfeil stated he will verify this information for the next meeting but there are longer cul-de- Li sacs in the Village than the proposed one. chairman Goldspiel asked who wn)!!d own and maintain the 25 foot landscaped easement adjacent to Lot 10. Mr. Rotolo stated the easement would be owned and maintained by the homeowner. The intent is to have a 25 foot buffer area with hopefully a berm and landscaping on top of the berm. He further noted there is extra width in Lot 10 to accommodate this area. Chairman Goldspiel stated he would like to make the no build zone 30 feet since adding the side yard will provide more than 30 feet. Mr. Rotolo stated that would be no problem. Chairman Goldspiel asked why the setback drops from the normal 30 feet to 25 feet around the possible future cul-de-sac expansion. Mr. Humbert states that is an error and should be shown as 30 feet. Chairman Goldspiel asked if the cul-de-sac could be pulled back somewhat from Route 83 with additional screening between the cul-de-sac and right of way if there was no emergency access. Mr. Rotolo noted he had originallyshown the cul-de-sac in that fashion to the Board. However, when the issue of serving the area to the north came up, the cul-de-sac was extended so that area could be served better. Chairman Goldspiel some kind of screening is necessary to prevent headlight glare for Route 83 traffic. Mr. Rotolo suggested eliminating the sidewalk in part of the area and just landscaping the right- of-way. Chairman Goldspiel noted the sidewalk could be run up to the sidewalk on Route 83 without going around the bulb of the cul-de-sac. Buffalo Grove Plan Comm-Regular Meeting-February 5, 1997-Page 10 Chairman Goldspiel stated he was uneasy with natural detention basins. He stated this must be managed as either a wetlands green space or a more typical lawn type of environment with underdrains. Mr. Rotolo stated he would be happy to stipulate that they will work with staff to develop a scheme that will be satisfactory to all. Until final engineering is done, however, they cannot determine which direction will be best. Chairman Goldspiel asked the Village and Park District to discuss the nature of that basin and the best way to proceed. Chairman Goldspiel noted concern with the cottonwood trees which can be a nuisance. He asked what condition are the existing cottonwood trees in and how will they stand up. Mr. Krogstad stated for the most part the trees appear healthy. He stated there is a full range of ages on the plants and there are quite a few young sapling cottonwoods. In as much as cottonwoods are not the most desirable species, they will add some size and maturity to the area and they would like to save as many as possible. He noted they will work with the Village Forester to retain the best trees. Chairman Goldspiel asked how the height will compare to existing homes in the area. Mr. Rotolo stated the heights will be very similar and the only difference might be a one foot difference due to modern preferences for 9 foot ceiling heights. However, everything else such as the pitch of the roof will be very similar. Chairman Goldspiel asked for a consensus from the Commission on the appropriateness of the R-4 use on this site. The concensus was that the R-4 use is appropriate. Ms. Diana Alswang, Farrington Drive, stated she feels very strongly that there should be no cut through to Route 83. She noted the development of only 13 houses will not be bringing that much more traffic into the area and she would prefer there be no cut through. She also asked for clarification of future development of the existing northerly parcel. Chairman Goldspiel noted the Commission must assure that no property is landlocked and if the existing home is redeveloped as two lots it will also exit onto the proposed cul-de-sac instead of onto Route 83. Commissioner Samuels noted the future expansion of the cul-de-sac will cut down some of Lot 9 and asked if Lot 9 would be built to meet the future requirements. Buffalo Grove Plan Comm-Regular Meeting-February 5, 1997-Page 11 Mr. Salathe stated they would be willing to dedicate the sliver of land required on Lot 9. He stated they have designed Lot 9 to accommodate a house even with the setback off of the future cul-de-sac. Ms. Andrea Blumenfeld asked how long the buildout will be and if the whole community will be sold at one time. Mr. Rotolo stated it will take 4-5 months to sell all the homes which will generally all be built at one time. He noted it takes about 4-5 months to build a house and therefore the entire project would be built out in about one year. Commissioner Krug noted a temporary access permitting from Route 83 would be a good idea during construction. Mr. Rotolo stated he has no problem with that but they will need to get permission from IDOT for such a permit. Ms. Blumenfeld asked if there will be any problems for her with wildlife due to the new construction. Mr. Rotolo stated during the clearing period there will definitely be a disruption of wildlife. He stated they will be happy to work with animal control officers. Mr. Harry Nicol, 620 Woodhollow Lane, noted he has enjoyed having the woods in their backyard. He further noted there is a great deal of water in spring which collects on the proposed Lots 1, 2, and 3 which lasts a considerable amount of time. Mr. Humbert stated there would be at least three inlets put into that area which would handle the normal water coming off the back of the houses. In addition they will also be handling the water coming off the homes from the west which may prove to be a benefit to those houses. There is no rear yard storm drainage there now, with the lawns draining to the east onto this property which is a low area. The inlets would actually provide an area for the water to get into the storm system and into the basin which is not now provided. Mr. Jim Baranowski, Harris Drive and Crown Point, noted the Farrington right-of-way is presently a dumping ground for waste. He asked who would be responsible for maintaining that area. Mr. Rotolo stated once development begins they will have to clean the whole site to proceed with grading. This area will probably become publicly owned by the Village or Park District. Chairman Goldspiel noted this is one of the things which needs to be discussed between the Village and the Park District. Buffalo Grove Plan Comm-Regular Meeting-February 5, 1997-Page 12 Mr. Baranowski stated he is also totally against extending Farrington Drive through to Route 83. He stated the increase in traffic will be a tremendous safety issue for the children in the neighborhood. Mr. Harry King, 615 Harris Drive, echoed the same concerns with traffic, noting childrens' safety would be in jeopardy from any increased movement. He noted his house gets quite a bit of water in his back yard and hopes the proposed development takes this into consideration. Mr. Humbert noted the water from the development site will be taken in through the basin and should have no impact on the surrounding property. He noted there would be more total volume of water released due to the proposed development hilt the water would be released at a slower controlled rate. He noted undeveloped property releases water at a faster rate than that released from a controlled detention pond. Chairman Goldspiel noted the following items which need to be addressed at the next workshop: 1. Completion of a bikepath to Route 83 along the Farrington right-of-way 2. How to handle emergency access to the area 3. Additional drainage information 4. Traffic information and an analysis of options concerning the connection of Farrington and Route 83 5. Design of the detention area, including the type of vegetation that would be used CHAIRMAN'S REPORT-None FUTURE AGENDA SCHEDULE Mr. Pfeil noted a special meeting is scheduled for February 12, 1997 and a public hearing is scheduled for February 19, 1997. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT -None NEW BUSINESS -None ADJOURNMENT -- Buffalo Grove Plan Comm-Regular Meeting-February 5, 1997-Page 13 Moved by Commissioner Ottenheimer, seconded by Commissioner Howard and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 9:30 p.m. Resp fully submitted, y Rubi Recording Secretary APPROVED BY: S P N GOLDSPIEL, C airman Buffalo Grove Plan Comm-Regular Meeting-February 5, 1997-Page 14