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1997-12-03 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION December 3, 1997 The Community Chapel of Buffalo Grove,the Covington Office Plaza Southwest corner of Dundee Road/Golfview Terrace-Amendment �./ of a Planned Unit Development(P.U.D.)And Preliminary Plan in the B-3 District for a funeral home facility-- Workshop#1 (revised plan) 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. Samuels Mr. Berman Mr. Ottenheimer Mr. Trilling Mr. Moons Mr.Viehman Commissioners absent: None Also present: Mr.Lawrence Freedman, Ash,Anos,Freedman& Logan Mr.James R. Murray,Jr. Mr. Gerald Lindgren, Kenig,Lindgren, O'Hara,Aboona, Inc. Mr. Gary Hay, The Hay Company, Inc. Mr. Darrell Wright,James Benes&Associates Mr. William Reid, Village Trustee Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Berman, seconded by Commissioner Viehman to approve the minutes `./ of the public hearing of November 12, 1997. All Commissioners were in favor of the motion as amended and the motion passed unanimously with Commissioners Howard, Samuels, Ottenheimer and Moons abstaining. Moved by Commissioner Berman,seconded by Commissioner Trilling to approve the minutes of Buffalo Grove Plan Commission-Regular Meeting-December 3, 1997-Page 1 i the special meeting of November 12, 1997. Chairman Goldspiel noted page 5 needed the addition of the Commissioner's names to several paragraphs. All Commissioners were in favor of the motion as amended and the motion passed unanimously with Commissioners Howard, Samuels, Ottenheimer and Moons abstaining. COMMITTEE AND LIAISON REPORTS -None THE COMMUNITY CHAPEL OF BUFFALO GROVE. THE COVINGTON OFFICE PLAZA, SOUTHWEST CORNER OF DUNDEE ROAD/GOLFVIEW TERRACE -AMENDMENT OF A PLANNED UNIT DEVELOPMENT(P.U.D)AINWRELIMINARY PLAN IN THE B-3 DISTRICT FOR A FUNERAL HOME FACILITY--WORKSHOP#1 (REVISED PLAN) Mr. Lawrence Freedman of Ash,Anos, Freedman&Logan, stated the Plan Commission had identified a number of concerns with the plan that was reviewed in April 1997. In particular,the Commission was concerned with the method for dealing with funeral processions. Mr. Freedman reviewed the proposed changes to the plan, which include the following items: 1. The proposed funeral home footprint has been reduced to 16,743 square feet from the prior proposal of 19,485 square feet. 2. The lower level, first floor and second floor combined, now total 30,214 square feet which is roughly a 30%reduction in overall area from the previous plan. 3. The driveway paralleling Dundee Road is now 35 feet back from the Dundee Road right of way line. 4. The most southern part of the parking is now 25 feet from the right of way line of Parkview Terrace, thus affording an opportunity to berm the area more intensely. 5. The plan now calls for a tree line in the K parking aisle to further add to the visual screening from the Covington Manor Condominiums. 6. The dumpster and storage area will be located next to the exit lane of the entry/exit at Golfview Terrace. 7. There are 271 parking spaces plus 3 interior garage spaces for a total available parking of 274 spaces. This is in light of the fact that the building size has been reduced by 30%. 8. The major change to the plan has been indications of preliminary approval by IDOT that all processions will exit onto Dundee Road at the northwest corner of the site in an east only direction. No procession will now go out through Golfview Terrace. The plan is predicated on IDOT approval for this exit design. Buffalo Grove Plan Commission-Regular Meeting-December 3, 1997-Page 2 Mr. Freedman noted the chapel size is essentially similar to the previous plan. The economics of this plan dictate that the chapel sizes remain the same. All auxiliary and sundry uses in the building have now been eliminated. Mr. Gary Hay, The Hay Company, Inc., reviewed the downsized footprint and introduced a model of the proposed plan. He noted the building has been turned and the main entrance to the facility is now through the Covington Office Park. The second floor now houses only operational offices for the funeral home. Mr. Hay noted the rear area of the building is where the line up and exiting for the funeral will take place. There is now a wider area from the residential areas which allows for higher berming. He further noted the Covington Office Park will be using 82 spaces, specifically rows E F J M O K L P and I. All other spaces will be for funeral home parking. > > > P P g Mr. Freedman stated one of the concerns voiced by a tenant in the office building was the fear they would be squeezed out of parking. The 82 spaces allocated to the office building will be exclusively assigned to the office building. They will be signed for and there will always be personnel in the lot for funeral processions and they will police those areas to keep them free for office tenant use only. He further reiterated there will no longer be any potential conflicts in lining up a procession to exit on Golfview and office tenants trying to get into the building. Mr. Freedman stated they will be serving potentially 500 families per year at the proposed facility. Of those 500 families, approximately 350 of such services would actually involve a procession. They are also assuming a 50%error factor which would increase the number from 350 to closer to 450-500. Therefore, an average of 1 '/2 services a day on an annualized basis is projected. In addition,they have indicated there will never be 2 funerals held at the same time because there is the potential for two chapels. The basic operations of the chapels remains the same as indicated in the last workshop. Mr. Gerald Lindgren, Kenig, Lindgren, O'Hara,Aboona, Inc., stated the most significant difference on the plan is the exit only directly onto Dundee Road. This has been requested of IDOT and they have accepted this idea. The other significant change on this plan is the widening of the rear area of the facility to accommodate three rows of vehicles which provides stacking for approximately 40 cars in a procession. Mr. Lindgren noted there are 274 parking spaces on the plan which is a loss of 10 parking spaces from the previous plan. However,the size of the overall plan has been significantly reduced, in particular, with the office portion of the original plan. This means the parking demand for the \.." office portion of the plan is gone now. This has also now allowed for the widening of the parking areas with landscaping. He noted they have not reduced their parking capacity even though the building size calls for less spaces. He stated the real parking demand comes from the capacity of the services that you can handle as opposed to the size of the building. Therefore, they are maintaining their parking spaces as a cushion for visitors to the office development and Buffalo Grove Plan Commission-Regular Meeting-December 3, 1997-Page 3 for the occasional larger services. Mr. Lindgren noted there was an issue raised by the Fire Department as to whether or not emergency access could be accommodated on Golfview at times when funeral processions are in progress. He stated emergency vehicles can always break through a funeral procession. However,this will not be an issue now with the exit onto Dundee Road. Chairman Goldspiel asked if this is a new petition. Mr. Freedman stated he is considering this plan as part of the old petition, noting his letter to Mr. Pfeil states he is withdrawing the old plan and substituting this new plan only and specifically requests the documentation submitted in support of the prior petition to remain on file. Commissioner Trilling asked how a procession would eventually head westbound. Mr. Lindgren stated they will probably go north on Buffalo Grove to Lake Cook Road and then back or south on Buffalo Grove and then head west. Mr. Murray stated they would go to Buffalo Grove Road,turn south to Hintz Road and then right to Rand Road and right to the cemetery. He noted there could be various routes. Chairman Goldspiel asked for definitive route information for the public hearing. Commissioner Krug asked for a review of processional stacking. Mr. Lindgren reviewed the stacking arrangement. He stated it would be seldom that all three ' rows are filled. Commissioner Krug asked what size area was taken into consideration for a market study on the need for this funeral home. Mr. Murray stated they draw information from other funeral homes they operate. Generally most families come from a 5-7 mile radius for the Christian community. In the Jewish community this would be different. He noted there was no study done for this particular facility. Commissioner Krug stated he would like to know how this particular area was chosen for this facility. Commissioner Howard asked how parking spaces would be delineated for office parking and funeral parking. Mr. Freedman stated they have not entirely worked this out. There will be some kind of signage Buffalo Grove Plan Commission-Regular Meeting-December 3, 1997-Page 4 available. He noted they are still discussing the matter with the office people as they want to split some of their spots between visitor parking and tenant and employee parking. Once these are marked, funeral personnel will police those areas to ensure no funeral cars park in the office areas. Commissioner Samuels asked what is being done with the corporate offices which have been eliminated. Mr. Freedman stated they have made no final decisions on that issue. They may indeed rent space in the existing building or locate in a cemetery facility somewhere. Commissioner Samuels asked about lighting for the site. Mr. Freedman stated the lighting would be the same as specified in previous meetings. He noted they would bring all the information back to the next meeting. Commissioner Samuels asked if there would be berming along Dundee Road. Mr. Hay stated there is a berm now along Dundee Road which will be preserved. He noted they have widened and raised the berm along Parkview Terrace. Commissioner Berman asked if the impact on traffic on Golfview Terrace would be any different if this type of facility were to be built farther west on Dundee Road than the proposed Covington office site. He asked if the traffic would be any better or worse in comparison to the proposed driveway eastbound on Dundee. Mr. Lindgren stated no difference from the standpoint of the procession. Commissioner Trilling asked if any street further east would experience the same delays as people exiting from Golfview Terrace. Mr. Lindgren stated yes. He noted any intersection will experience a delay during a procession. Commissioner Trilling asked for an explanation of the differences in operation and traffic if this site were developed with the approved office buildings. Mr. Lindgren stated an office building exhibits a great deal of inbound traffic in the mornings whereas a funeral home would have very little. At noontime there is not much difference as office facilities have people leaving for lunch or have visitors coming in and out. This would be the same type of thing for the funeral home. The evening peak hour shows very few funerals or services going on at this time, other than visitation. Visitation does not generate a lot of traffic, but what traffic there is usually spread out. An office building generates a heavy peak of employees leaving in the evenings. However Saturdays will have considerably more traffic Buffalo Grove Plan Commission-Regular Meeting-December 3, 1997-Page 5 peaks with a funeral home than an office building. Commissioner Trilling asked if there is a time when the peak hour exceeds the noon peak hour for the funeral home. Mr. Lindgren stated there may be a service that is larger that would occur before or after the noon hour. There could be times when larger services occur and exceed peak hour dimensions. However,that can occur for an office building,especially in an office facility with a lot of medical offices. Mr. Hay noted the proposed facility is 37,000 square feet smaller than the allowed office building development. In addition,Parkview Terrace only has a 10 foot setback from the right of way line. The proposed facility offers Parkview Terrace a 25 foot setback. This facility offers fewer buildings and a great deal more landscaping that the proposed office development. Commissioner Moons noted the traffic studies seem to verify that the proposed plan is more beneficial in terms of traffic except for certain hours. He asked if the evening peak at the funeral home would be similar to traffic patterns at area churches during evening activities. Mr. Lindgren stated the difference in a visitation normally is that it is more spread out. Church services and activities are shorter and have more set times. Commissioner Krug asked if this is only a request for a change in a P.U.D. agreement. Mr. Freedman stated yes. He noted this is a change in site plan which is an amendment to the P.U.D. and the zoning would not change. Commissioner Viehman noted there is only a 10%lessening of the number of parking spaces for the proposed plan even though there is a greater reduction of the number of buildings on the roe Therefore,the parkingspace is onlyabout 10% less byrequirement. property. P q Mr. Hay stated that was correct. Commissioner Viehman asked how the 40-50 car stacking space at the rear of the building compares to what is normal for a procession. Mr. Lindgren stated the norm is about 15-20 cars. A large funeral would have about 50 cars and a huge funeral would have about 100 cars, although this type of situation would be very unusual. Commissioner Viehman then noted the situation of 40-50 cars stacked would be considered atypical rather than typical. Mr. Lindgren stated yes. Buffalo Grove Plan Commission-Regular Meeting-December 3, 1997-Page 6 Chairman Goldspiel asked if the new outlet at Dundee Road would be a sufficient distance from the intersection at Golfview so that when it is being used by other than funeral processions, it will not interfere with the functioning of the Golfview/Dundee intersection. Mr. Lindgren noted the outlet is about 200 feet from the Golfview intersection. He stated it will not interfere with the operation of the intersection. What it does is create a waiting period for anyone using the exit because the morning peak does frequently back up beyond this outlet. Chairman Goldspiel asked about any agreement with the adjacent church for overflow parking situations. Mr. Freedman stated they have never felt they needed same and had requested such agreement for Village assurances. He noted they have recently made a presentation to the Church board which is being evaluated by them. The proposal is for a joint sharing of overflow parking. Their answer has not yet been received. Chairman Goldspiel asked about the footpath connection to effectuate that church use. Mr. Freedman noted they have offered to create one or more footpaths at both the front and back if desired by the church. Chairman Goldspiel noted the handicapped parking needs to be indicated on the plan. He further stated he would like to see a drawing of the stacking with scale spaces shown. He also noted he would appreciate a sight line drawing from the south. Chairman Goldspiel asked if this would be one funeral home or one building shared by several different funeral homes. Mr. Freedman stated this is a single funeral home which is nondenominational with a single operator. Commissioner Berman asked if there is a significant potential for Golfview traffic wanting to exit from the new driveway thereby cutting through the parking lot and avoiding the Golfview signal. Mr. Lindgren stated he does not think this would be the case. There would be no real advantage to doing this. He noted there may be people from the existing office building who will opt to use this driveway as opposed to the Golfview exit because it is closer to them. Commissioner Berman asked what is the maximum capacity for the largest chapel in this facility. Mr. Freedman stated the maximum capacity is about 425 people. Buffalo Grove Plan Commission-Regular Meeting-December 3, 1997-Page 7 Commissioner Berman asked what percentage of people typically go to the cemetery from a funeral. Mr. Lindgren stated that answer will be brought to the next meeting. Commissioner Berman also asked for data on whether there is a difference between the percentage of people going to the cemetery from a large funeral versus a small funeral. He noted his concern that with 425 people in the chapel and comfortable stacking for only 55,there is the potential for a great many more cars than can be accommodated. Mr. Lindgren noted there is then a question of what probability there is of having that large a turnout. Commissioner Berman noted the expectation of 425 people is there or a chapel of this size would not be built. He stated he has some concerns that the numbers may not be fitting and would like some more detail on these types of issues so that what is being planned here reflects reality. Mr. Darrell Wright of James Benes&Associates stated in comparison of the two plans,there are number of improvements that have been made to the present plan. The original plan contained a lot of mixture of activities within the parking area. There was the processional lining up in the parking aisles as the people came and the drop off at the main building in case of inclement weather. They have now reversed the building and now have separated the processional traffic from the parking and have cleaned up the operation within the site. It will now be much clearer to the visitor on how everything flows. The total number of trips in or out of the facility during peaks have not changed. The level of activity has been left the same which is entirely appropriate. Mr. Wright noted that he also questions the route for processions that have destinations to the west. He suggested that the routes to cemeteries west of the site be identified by the petitioner. During normal peak hours the level of service at Golfview and Dundee would not be heavily affected by this facility and will not change the level of service at the intersection. Chairman Goldspiel noted there are now three garage doors fronting on Dundee Road and would like to see some architectural details for them. Mr. Wright further noted they have a drawing of the stacking and number of vehicles for the site and they have also looked at the radius of the proposed driveway, all of which is correct and will work. �./ Commissioner Trilling asked if people coming in off of Golfview would go immediately to a parking space or if they are greeted by personnel who will direct them to the proper area for them. Mr. Murray stated they have men stationed at the entrance to greet everyone. They are asked if Buffalo Grove Plan Commission-Regular Meeting-December 3, 1997-Page 8 they will be going to the cemetery and, if so,they are stacked appropriately. If not,they can go elsewhere. Mr. Elroy Sandquist, attorney for Covington Manor Condominium Association, stated this proposal is either a large funeral home or it is not. The project that has been presented,having some 16,00 square feet of parlor space is essentially the same as the one previously proposed. It is designed to and will generate many large and simultaneous funeral services and processions which will have a deleterious impact upon the surrounding community. If the standard to be Li applied here is this project versus the office complex,the proposed funeral home while generating traffic at off peak hours will ultimately be worse than a project that generates traffic when you expect it. The services and processions occur at all times and on Sundays and evenings when the adjacent church has their services. Mr. Sandquist stated the Village approved the construction of the Covington Manor and Coves. residential developments. At the time Covington Manor was approved,the homeowners were told they would have an alternate access other than Golfview. This additional access does not appear to be feasible, and it is beyond the control of the Village or the petitioners to implement. For the Village now to tell Covington and Coves residents that they will be at the mercy of a funeral home as to when they come and go is unacceptable. A large procession will not leave the premises quickly and although larger processions may be less frequent,they will occur and the residents will not know when these larger processions will occur. Because of the unique landlocked nature of the Covington Manor and Coves developments,this plan is not suitable for this site. The proposed cut on Dundee does nothing to change the fundamental negative impact upon the residents. All changes in the present plan benefit only the office building. The developer has failed to address the concerns of the residents of Covington and the Coves as well as the single family homeowners to the east and unincorporated area of Cook County. Mr. Sandquist noted this proposal is a nice plan,however, it is still on the wrong site. He noted the residents do not object to the nature of the use,rather they object to a corollary of the use, namely, processions whichgiven the unique landlocked feature of the surroundingarea severely � compounds the negative impact upon their freedom to leave their homes whenever they choose. Commissioner Berman asked what difference it would make if the funeral home were located two blocks farther to the west. Mr. Sandquist stated he is suggesting there would be no difference and there is no available space there. There may be available space in other parts of Buffalo Grove where you do not have this very unique situation where 150 homeowners have only one access point at Dundee Road. Even the unincorporated areas have other ways to get out. These homeowners have but one access. Howard Katzenstein, 488 Parkview Terrace, stated a funeral home at this site is not in harmony with what was initially planned. Businesses operate Monday through Friday from 8:00 a.m. to Buffalo Grove Plan Commission-Regular Meeting-December 3, 1997-Page 9 6:00 p.m. A funeral home operates from 8:00 a.m.to 10:00 p.m. seven days a week. This is a dramatic difference from what was initially planned for this site. The activities of a funeral home center around nights and weekends at a time when residents have their own activities. He noted that although they have stated funerals occur rarely on Sundays,he has found many funerals conducted on Sundays. Mr. Katzenstein noted the traffic study numbers of an office building reflect a peak,which is the maximum number expected. The funeral home number is an average number which means fifty percent of the time the numbers will be greater,being more intensive than the peak seen during the noon hour. If there is one funeral at 10:00 a.m.and another at 11:00 a.m. it will be much more intense. If there are two simultaneous events,traffic is more intense whereas an office building is intense at specific periods of time. Office building traffic is more spread out whereas funeral home traffic is all at the same time. This is much more intense and makes more of a demand on the traffic system and peoples' ability to go to and from their homes. Mr. Katzenstein noted cars not going in a procession will have to go on Golfview and it may take 10-15 minutes for them to get out without any assistance from funeral home personnel. This traffic may have more of an impact on the residents than the cars in the procession. Mr. Katzenstein noted it is common sense to say that no one knows whether property values will be diminished or not as there is no such similar facility in the area to use as a comparison. This is not in accordance with the special use criteria of the ordinance. Mr. Katzenstein asked that if overflow parking is considered, some restrictions for parking on Parkview Terrace should be incorporated for safety's sake. Chairman Goldspiel stated it is important to be very careful about eliminating guest parking, particularly where there is a multi-family development that does not have guest parking as such. Chairman Goldspiel stated it is necessary to know how Golfview will operate for those going out there instead of going in the procession. Commissioner Samuels noted his reading of the traffic charts show all of the figures generated from the same source and he would like to know how Mr. Katzenstein arrived at his conclusions. Commissioner Samuels asked if this is a special use request. Mr. Pfeil stated it is a Planned Unit Development which is a type of special use and the Village Attorney does think that the Special Use criteria of the Zoning Ordinance are applicable to the proposed use. This use should meet the PUD criteria in the ordinance which tie directly to the special use criteria. Commissioner Krug asked for clarification of this matter since the Park District was not required to meet the special use criteria for the health and fitness center that was recently approved in Buffalo Grove Plan Commission-Regular Meeting-December 3, 1997-Page 10 Busch Grove Community Park . Chairman Goldspiel noted the Village Attorney's point at that time was that it was still a park use. Mr. Lindgren noted Table 7 of the traffic study uses numbers for the two office buildings which are an average and come directly out of the trip generation manual. Peaking characteristics for office buildings do not fluctuate a great deal. As far as the funeral home,data was also compared with data that is available in the trip generation manual plus the surveys done by Kenig, Lindgren, O'Hara,Aboona, Inc. and raised to the level of this size facility so that it represents a reasonable design characteristic at the noon time. He noted he does not believe this average will be exceeded fifty percent of the time. Commissioner Krug asked if this traffic study was done on the original office plan. Mr. Lindgren stated he was not sure but would check same out. Commissioner Krug asked for the numbers as prepared for the original office plans. Mr. Lindgren stated he will check with staff for those figures. Bob Haskin, Dunlo Highlands Homeowners Association, stated their main concern for their area is the flooding. He noted the new plan is a tremendous improvement over the old one with the exception of the east bound only lane on Dundee Road. He noted that will tie up the corner of Golfview and Dundee even more so than the previous plan. Not only will Golfview be tied up but three other streets in unincorporated Cook County will be tied up as well as a couple of strip malls along that side of the road. Chairman Goldspiel noted two points which need to be addressed: 1. Does this change in plan change the amount of impervious surface 2. How many funerals would be heading westbound and how many would head eastbound Keith MacIsaac, 754 Golfview Terrace, stated he can remember when the original office project was approved and noted one of the issues at that time was traffic. He stated that it was pointed out that a professional complex would have traffic spread out during predominantly business hours and that by being professional offices,there would be a constant influx of traffic. While `..�' the count may be high, it would be equally distributed over an 8-10 hour period. With a funeral home you may have the same number of cars,but they will be coming all at once during specific periods of time. He further noted his disbelief that the Fire Department would support a cut on Dundee Road. He noted they always have problems pulling out of the station on Dundee Road and the Village was required to install an optically activated traffic pre-emption device. With Buffalo Grove Plan Commission-Regular Meeting-December 3, 1997-Page 11 traffic going eastbound, it will force a driver on Dundee Road into the left lane which will create a gridlock going east during any funeral. He noted the Fire Department uses two routes to go north. They either go up Golfview to Raupp or down to Buffalo Grove Road and north to serve that community. This project will force the Fire Department and emergency services to go in the opposite flow of traffic at many times. Commissioner Trilling asked for a report from the Fire Department. Robert Sherman, Mill Creek,noted this project is simply too dense. He stated before this project is approved the Village must do several things as prerequisites: 1. The Village must assure a second access for ingress and egress for the residents of the of the townhomes to the south of the site. 2. This site is not large enough to handle the needs of the facility as recognized by the request for an overflow agreement. 3. The residents were assured the usage of their homes would be based on this facility being a daytime office type of project and this proposed project will change the character of the neighborhood. 4. The proposed project will have a great deal of night time usage. Mr. Sherman noted it would be a good idea to follow up seriously on a second access point for the residents which would be partially paid for by the developer. Chairman Goldspiel called for a polling of the Commission as to whether this plan should come back for another workshop or proceed to a public hearing. The polling was as follows: In favor of a public hearing: Krug, Howard, Samuels, Berman, Trilling, Moons, Goldspiel In favor of a workshop: Ottenheimer,Viehman The polling was 7 to 2 in favor of going to public hearing. CHAIRMAN'S REPORT-None FUTURE AGENDA SCHEDULE Mr. Pfeil stated there will be a public hearing on December 17, 1997 concerning the Eagle Food Store proposed in the Town Center. Buffalo Grove Plan Commission-Regular Meeting-December 3, 1997-Page 12 PU:LIC COMMENTS AND QUESTIONS Dennis Kipnis, Covington Manor, asked how long it will take to get the total number of people at a funeral out of the facility. It would also be helpful to know how many times there will be very large funerals. Mr. Harkin asked how Dunlo Highlands was fit into the Village Comprehensive Plan. `./ Mr. Pfeil stated Dunlo Highlands is recommended as single family residential. The Comprehensive Plan does not specifically plan the area in terms of redevelopment with different land uses or densities or additional street access. There is language in the Plan that addresses the need to further plan and evaluate the area and consider it as a logical annexation area for the Village. STAFF REPORT Mr. Pfeil reminded the Commission that IDOT will hold a public meeting on December 9, 1997 at the Lincolnshire Marriott concerning proposed improvements IL Route 22 . NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Moons, seconded by Commissioner Howard and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 9:57 p.m. Resp ly submi d, F y Rubi ,Recording Secretary APPROVED BY: l' J S EP E GOLD PIEL Chairman Buffalo Grove Plan Commission-Regular Meeting-December 3, 1997-Page 13