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1990-05-02 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Northwest Building and Material Supply May 2 , 1990 Chairman Sheldon called the public hearing to order at 8 : 25 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove , Illinois . Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Rhodes Ms . Howard Mr. Braiman Mr. Rubin Mr. Rosenston Mr. Charlette Commissioners Absent : None Also Present : Mr. Frank Salathe , JEN Land Design Mr. John Green, Systems Design Group Ltd. Mr. Chuck Hanson, Northwest Building Material & Supply Co. Mr. Rick Skelton. Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil , Village Planner Chairman Sheldon read the notice of Public Hearing as published in the Buffalo Grove Herald, explained the format of the meeting , and swore in Messrs. Salathe, Green and Hanson. Exhibits presented at the meeting were an aerial photo of the area (Exhibit 1 ) , the original Site Plan dated 9/21/89 (Exhibit 2 ) , the revised Site Plan dated 3/28/90 (Exhibit 3 ) , the Conceptual Building Layout Plan dated 3/14/90 ( Exhibit 4 ) , and the Preliminary Engineering Plan, revised 4/20/90 (Exhibit 5 ) . Mr. Salathe addressed the Commission stating their request is for site plan approval and approval of two variations for development of the 1 . 62 acre site for a retail building material and hardware store as permitted under the existing B-1 zoning. He indicated previous concerns of the Commission related to: the right-in entrance to the property off of Weiland Road; circulation through the site with the main entrance at the southwest portion and a pick-up and loading area Buffalo Grove Plan Commission - Public Hearing - May 2 , 1990 - Page 1 at the north end of the building; the location of the entrance to the building in relation to the location of the parking on the side with the majority of the parking available at the north end of the building rather than by the entrance ; a substandard building setback dimension at the south property line ; and sidewalks along Weiland and Aptakisic Roads . Mr. Salathe stated the final site plan shows the drive-thru loading area relocated to the southern end of the building to minimize any conflicts with traffic in the parking areas . The building entrance is now more centrally located both with respect to the building and the parking . The seasonal display area will now be fully enclosed and roofed over, compatible to the remainder of the building . Mr. Salathe indicated they have eliminated the right-in off of Weiland Road and have placed signage along the rear of the building and down to Old Weiland Road. Additional parking has been placed at the southern end and they have provided access drectly off the sidewalks into the site at the main entrance off of Weiland, and attempted to increase the green space around the building . Mr. Salathe stated they had provided the additional right-of-way requested by the Village along both Weiland Road and Aptakisic , and extended an 8-ft . sidewlak adjacent to Aptakisic from the intersection across the detention area to the east property line . He indicated they had worked out with the Lake County Highway Department a 99-year lease for the portion of the Old Weiland Road right-of-way to be used for detention and provided for extension of the water and sewer lines as requested by the Village . Mr. Salathe said the building is 21 , 605 st . ft. with 86 parking spaces provided, indicating staff has stated the variation from 87 required spaces is not a problem. The other requested variation relating to side slopes he indicated is a minor consideration as the detention area is only 2 . 9 ft . deep. Mr. Salathe pointed out on the site plan the increased green spaces , curbing for the handicap, doors to the building shifted to open areas for more green space, and the addition of walks corssing the access points to the driveways as required by the Engineering Department . Mr. John Green, architect , reviewed the conceptual building layout plan, noting the building consists of a main floor level and a mezzanine for storage . The loading and pick-up area is located inside the building with overhead doors to open for access . This is located centrally as are the entrances and exists permitting a single cashier location. In reviewing the Engineering Plan, Mr. Green stated the detention area is located in the Old Weiland Road right-of-way and is a dry detention Buffalo Grove Plan Commission - Public Hearing - May 2 , 1990 - Page 2 basin with a maximum 2 . 9 ft. depth. He stated a 16 in. water main has been extended along the west side of Weiland and south side of Aptakisic to allow water service to enter at the north end of the building and two hydrants are developed along that line pursuant to Village Engineering request , as well as two off-site hydrants requested by the Fire Department. An 8 in. sanitary sewer line has been exgended along the south end of the Lexington development crossing under Weiland Road and entering at the southwestern portion of the building . Commissioner Rubin asked Mr. Kuenkler about the side slope variation and he explained that the requested slope is about what is currently existing and should be fine. Commissioner Rhodes asked if there were fire doors on the eastern portion of the building and if the seasonal display is enclosed. Mr. Green explained the display area is part of the building itself under a continuous roof and is accessible only from inside the building . In response to another question from Commissioner Rhodes, Mr. Green idicated there would be no speakers or public address system outside the building. Commisisoner Howard inquired about the doors and suggested they be marked so only small items be moved through them and larger items be picked up in the loading area. Commissioner Howard also asked about use of the fork lift and Mr. Green explained its use would be limited to the southeast portion of the building for pick-up and loading with access to the mezzanine . The fork lift would not move through the store itself. Commissioner Charlette asked about the landscaping at the north end with the concern that people would walk through it . Mr. Green noted they had continued the sidewalk along the north end and moved the door to the west end. Commissioner Charlette also asked about the saw which Mr. Hanson stated is a circular saw located inside the building. Commissioner Braiman inquired about the location of the HVAC units . Mr. Green stated they would be interior, located on the mezzanine. Some controls may be located outside on the ground toward the north end. Mr. Green agreed that in the absence of detailed plans for these controls they would commit to their being fully screened by landscaping . Commissioner Braiman also inquired bout the parking configuration to determine if another space could be accommodated. Commissioner Braiman then expressed concern about the lease with the Lake County Highway Department for the use of the Old Weiland Road right-of-way for detention which could potentially expire as opposed to having a perpetual easement which would run with the land. Buffalo Grove Plan Commission - Public Hearing - May 2 , 1990 - Page 3 Mr. Salathe stated he had a copy of the permit from the Lake County Highway Department for use of that area, but that it does not stipulate a date or time period for validity. Brief discussion followed with the Village Attorney. Commissioner Braiman then addressed the issue of the type of business and operation anticipated confirming that the types of materials that can be picked up at petitioner' s wholesale facility located down the road can also be obtained here, and therefore it does not really fall into the category of a hardware use as allowed in a B-1 district. Commissioner Goldspiel asked how deliveries would be made to the �.� store . Mr. Hanson indicated a tractor-trailer would come in one time per week from their supplier to deliver smaller items . Larger items would be brought in as needed from their distribution yard by fork lift down Old Weiland Road to an area at the south end of the building housing items such as plywood. Discussion followed regarding how trailers would have to back in to unload. Mr. Hanson noted this would be only once a week for a brief period of time . Commissioner Goldspiel confirmed that Old Weiland Road had now become a Village street and asked about necessary improvements to bring it into conformance with Village standards . Mr. Kuenkler noted a sidewalk and street light would be provided but curbs and gutters are not proposed. Commissioner Braiman suggested that if petitioner is not required to provide these improvements when other developers across the street come in it would be difficult to require of them, although Commissioner Goldspiel noted the area across the street is not likely to be developed. Mr. Green commented that they had already committed to substantial off-site improvements and the additional cost would be an excessive burden. Mr. Kuenkler commented on the condition of the road which he indicated is sufficient and well paved and indicated that the condition of the road in the future would likely be the same even without gutters . Commissionr Rosenston stated there is already substantial truck traffic so he would not expect deterioration as an effect of additional truck traffic . Discussion followed regarding ordinance requirements for road improvements . Mr. Kuenkler suggested that curbs and gutters should be provided. Commissioner Goldspiel then requested Mr. Green review the off-site improvements being provided such as the water main and sanitary sewer line extensions and which improvements are attributable to the project and which are required by the Village . There was extensive discussion regarding the water system and how it ties into the Village system. 1 ; Commissioner Goldspiel concluded he would favor requiring curbs and gutters along Old Weiland Road. Buffalo Grove Plan Commission - Public Hearing - May 2 , 1990 - Page 4 Commissioner Krugreviewed with Mr. Salathe the design of the parking g P g areas in relation to overhang areas by the sidewalks and the handicap parking spaces. Commissioner Krug confirmed that the sidewalk running along the length of the building will be raised. Commissioner Rosenston stated he would prefer the sidewalk on the north side of the building not be eliminated because pedestrians would have to walk out onto the driveway to get to the sidewalk on the east side. Mr. Green stated they had done that to provide more landscaping but could go either way. Commissioner Rosenston then noted that testimony at this hearing had indicated large quantities could be purchased at this facility rather than having to go over to the wholesale facility, and this thereby changes the scope of use out of B-1 definition. Mr. Hanson clarified his prior comments to confirm that contractors trucks would not be loaded out of this facility and quantities of large items other than one or two would not be loaded from the retail facility. Commissioner Braiman again raised the issue of the detention area and if there is sufficient buffering between the building and the detention area. He also inquired as to whether the width of the driveway was sufficient . Mr. Kuenkler and Mr. Pfeil indicated it would be sufficient for trucks to get behind the building and the Fire Department had reviewed the plan and indicated no objections. Lengthy discusison followed regarding the form of agreement with the Lake County Highway Department for use of the detention area and potential problems which could be encountered and how to protect against those . It was suggested any approval of the plan be subject to satisfactory legal documentation granting permission for use of the right-of-way for detention. Mr. Skelton indicated that petitioner has permission to use the property for detention at this time so is in compliance with the Village ordinance requirements. If at some future time petitioner is refused use of that area they would no longer be in compliance and would have to come back in to revise the plan and readdress the issue. Commissioner Braiman noted that although the pylon sign is shown on the plan, he confirmed it is shown for informational purposes only and any approval of the plan therefore does not also include approval of the placement of the sign. There being no further questions or comments, Chairman Sheldon closed the public hearing at 9 : 31 P.M. Buffalo Grove Plan Commission - Public Hearing - May 2 , 1990 - Page 5 Respectfully Submitted, /6Le_ ROSEMARY ALL , Recording Secretary APPROVED BY: • BARBARA SHELDO , Chairman L Buffalo Grove Plan Commission - Public Hearing - May 2 , 1990 - Page 6 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Zoning Ordinance Amendment - Child Day Care in Residential District Northwest Building Material and Supply Company May 2, 1990 Chairman Sheldon called the Regular Meeting to order at 9 :31 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Braiman Mr. Rubin Mr. Rosenston Mr. Charlette Commissioners Absent: None Also Present: Mr. Frank Salathe, JEN Land Design Mr. John Green, Systems Design Group Ltd. Mr. Chuck Hanson, Northwest Building Material and Supply Company Mr. Rick Skelton, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil , Village Planner APPROVAL OF MINUTES Moved by Commissioner Charlette, seconded by Commissioner Rhodes, to approve the minutes of the Public Hearing of April 18, 1990. All Commissioners were in favor, with Commissioner Braiman abstaining, and the motion passed. COMMITTEE AND LIAISON REPORTS - None `./ ZONING ORDINANCE AMENDMENT = CHILD DAY CARE IN RESIDENTIAL DISTRICTS Moved by Commissioner Braiman, seconded by Commissioner Howard, that the Plan Commission recommend to the Village Board approval of an amendment to the Buffalo Grove Zoning Ordinance concerning child day Buffalo Grove Plan Commission - Regular Meeting - May 2, 1990 - Page 1 care homes, including an amendment to Section 17 . 12 . 285 - Home Occupations, an amendment to Chapter 17 . 12 defining child day care homes, and an amendment to Chapter 17 . 28 to include child day care homes as a Special Use, pursuant to the document provided to the Plan Commission by the Village Planner, with the inclusion of language in Paragraph 5G that the periodic inspections for life, health and safety standards be set by the Village from time to time. Commisioner Goldspiel suggested duplexes be excluded from the ordinance. The other Commissioners concurred and it was suggested the motion be amended to state that any reference to the ordinance being applicable to the R-7 Dwelling District be removed. Mr. Pfeil pointed out that a single family detached home could exist in an R-7 district. Following discussion, the motion was amended, and seconded as amended , as follows: Further that reference to the residential districts and residences covered by the ordinance state only " . . . provided such residences are single family detached. " Commissioner Rubin suggested the issue of hours for outside play be addressed, with preference for 8:00 A.M. to 6 : 30 P.M. Commissioner Rhodes felt that 8:00 A.M. to permitted closing hours of 8:00 P.M. would be acceptable since most children would be picked up earlier. That being acceptable to Commissioner Braiman, the motion was further amended, and seconded as amended, as follows: Further that outside play not be allowed until after 8:00 A.M. Commissioner Rubin then requested consideration for increasing the required fence height from 4 ft. to 5 ft. Commissioner Braiman asked that a poll be taken. The majority of Commissioners felt the ordinance should remain as is, or abstained not feeling strongly one way or the other. Commissioner Rubin raised the issue of standards in the amendment being applied to all home child care providers regardless of the number of children cared for. Commissioner Goldspiel indicated he feels the maximum of 8 is too high, and 6 would be a better standard. He further stated that such a use is an intrusion on the residential standards of a zone and an attempt should be made to minimize that intrusion. Commissioner Krug agreed that the use detracts from the character of a residential neighborhood, stating he feels it is more a commercial business than a home business. Brief discussion followed on this topic and the need for child care. A member of the audience requested that the ordinance address the issue of allowing no undue noise by defining this portion more Buffalo Grove Plan Commission - Regular Meeting - May 2 , 1990 - Page 2 specifically as to decibal levels or some other form, because it could not otherwise be adequately enforced. Discussion followed regarding the manner in which to define this. Mr. Pfeil suggested it state no speakers or amplified noise be permitted for outside activities. Following further discussion, Commissioner Krug stated he feels the existing Village ordinances for noise and sound limits would adequately cover the issue. Mr. Pfeil asked for clarification of the portion of the motion relating to periodic inspections. Commissioner Briaman stated he intended the Village would have the administrative responsibility for establishing the criteria and providing notice for their inspections. disccussion ,further brief d , a vote was taken as follows: AYES: Howard , Braiman, Rosenston NAYES: Goldspiel , Krug, Rhodes, Rubin, Charlette ABSENT: None The motion did not carry, 5 to 3. NORTHWEST BUILDING MATERIAL AND SUPPLY COMPANY Chirman Sheldon asked why this use had been established as a B-1 use. Mr. Skelton indicated Messrs. Hruby and Raysa had determined in their opinion that it met the standards of a B-1 district in their interpre- tation of the ordinance, based in part on the fact that this business has only interior use and no exterior use and thus conforms with the B-1 District standards. Brief discussion followed on the type of business to be conducted at this facility, clarification of testimony, and the differences between B-1 and B-4 uses. A motion was then made by Commissioner Goldspiel , seconded by Commissioner Rhodes, that the Plan Commission recommend to the Village Board approval of the Preliminary Plan in the B-1 ( Limited Retail Business) District for the Northwest Building Material and Supply Company proposed new facility, in accordance with Petitioner's Exhibits 1 , 3, 4 and 5 , with a variation to the Zoning Ordinance - Section 17 . 36.040. F. 1 (to allow 86 off-street parking spaces instead of 87 as required) , and a variation to the Development Ordinance - Section 16 . 50.040.C. 3. (to allow a side slope of 4: 1 instead of 6 : 1 in a stormwater detention basin ) , subject to the provision of documentation concerning the detention area easement satisfactory to the Village Attorney; subject to the provision of curbs and gutters on the north side of Old Weiland Road; subject to reinstallation of the Buffalo Grove Plan Commission - Regular Meeting - May 2, 1990 - Page 3 sidewalk on the north side of the building; subject to appropriate signage for one-way traffic; and further subject to correction of the walk on the northwest portion of the plan from 5 ft. to 6 ft. at the parking area. Commissioner Rubin stated he would prefer to have green space provided rather than reinstallation of the sidewalk on the north side of the building. A poll was taken and all Commissioners except Commissioners Rubin and Rhodes were in favor of reinstallation of the sidewalk. A vote was taken on the motion, which carried 7 to 1 , as follows: AYES: Goldspiel , Krug, Rhodes, Howard, Rubin, Rosenston, Charlette NAYES: Braiman ABSENT: None Commissioner Braiman indicated his vote is based on his feeling the use would more appropriately be applied to a B-4 district, his concern relating to the permit for use of the detention of the area, and his feeling that petitioner had not provided sufficient evidence to warrant the variations. Commissioner Charlette stated he is not comfortable with the zoning. CHAIRMAN' S REPORT Chairman Sheldon asked to receive copies of the Village Board minutes on a weekly basis, and asked to be advised of vacation dates for Commissioners. FUTURE AGENDA Mr. Pfeil stated the next meeting will be on May 9 , 1990 to review the Santucci property . PUBLIC COMMENTS AND QUESTIONS Commissioner Braiman inquired about the appointment of a new Trustee liaison. Commissioner Rosenston asked about the Hidden Lakes and Cherbourg bike paths. Commissioner Krug reviewed several issues related to Plaza Buffalo Grove. Buffalo Grove Plan Commission - Regular Meeting - May 2 , 1990 - Page 4 Commissioner Rubin asked about dates for review of Town Center and the off-street parking ordinance. Chairman Sheldon suggested hotels in the area be provided information on the Village for visitors . STAFF REPORT - None ADJOURNMENT Moved by Commissioner Rubin, seconded by Commissioner Braiman, to adjourn . The motion carried unanimously . Chairman Sheldon adjourned the meeting at 10: 29 P.M. Respectfully Submitted, _22 /7 /, 646 ROSEMARY ALLE Recording Secretary APPROVED BY: gdgdegWA-- BARBARA SHELDON, Chairman Buffalo Grove Plan Commission - Regular Meeting - May 2, 1990 - Page 5 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Zoning Ordinance Amendment Child Care in Residential Districts May 2, 1990 Chairman Sheldon called the Public Hearing to order at 7 : 34 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove , Illinois. Commissioners Present : Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Rhodes Ms . Howard Mr. Braiman Mr. Rubin Mr. Rosenston Mr. Charlette Commissioners Absent: None Also Present: Mr. Rick Skelton, Village Attorney Mr. Robert Pfeil , Village Planner Chairman Sheldon read the notice of public hearing as published in the Buffalo Grove Herald, explained the format of the meeting and swore in Mr. Pfeil . Mr. Pfeil explained that the current Zoning Ordinance classifies child care in a residential district as a home occupation and allows one to care for up to three children unrelated to the resident family. The proposed amendment would change the definition of home occupation to explicitly address child day care in the residential district where outdoor play would be allowed. Additionally, the definition of a child day care home would explicitly state permitted care for 3 up to 8 children unrelated to the resident family. The ordinance amendment also establishes a special use section in the ordinance whereby child day care homes are reviewed under standard conditions for approval . These standards include: verification that the home is licensed for child care by the State of Illinois ; satisfactory inspection by the Village Building and Zoning Department and Fire Department; meeting special use intent requirements such as that the use not be detrimental to the neighborhood; standard operating hours of 6 : 00 A.M. to 8 : 00 P.M. ; adequate space exists in the driveway for pick-up and drop-off; traffic congestion is not hazardous to the Buffalo Grove Plan Commission - Public Hearing - May 2 , 1990 - Page 1 neighborhood; a play area is required in the rear yard with at least a 4-ft . high fence ; no undue noise or nuisances be created for the nearby homes ; if there is another employee besides the residential owner, a parking space be provided; the home be subject to periodic inspection by the Village; the Plan Commission and Village Board could set further specific standards and conditions for approval in each case ; the period of validity for approval is two years with the ability to re-apply for extension by public hearing process; and the home must be licensed by the Village . Commissioner Goldspiel inquired about which residential districts would be included in the ordinance. Mr. Pfeil explained it would cover residential districts through R-7 , but not multi-family such as R-8 or R-9 . In response to further comments , Mr. Pfeil noted there could be instances in an R-6 or R-7 district where adequate size rear yards may exist . Commissioner Goldspiel indicated he was not comfortable with allowig the zoning classification which includes duplexes because of the common walls and proximity to neighbors . Commissioner Goldspiel also asked why the ordinance established the number of children allowed at up to 8 , which Mr. Pfeil explained was based on the State standard. Commissioner Goldspiel indicated a preference that the maximum number be less than 8 . Commissioner Rosenston suggested it would be advisable to parallel State requirements as much as possible for the sake of simplicity, and any case-by-case requirements could be covered under special use review and approval . Commissioner Krug expressed concern that someone other than the property owner/resident could run a day care center in a residential home by leasing the property from the owner and it would therefore become a business use other than that covered under this ordinance. Discussion ensued on the topic and the need for clarification. Mr. Pfeil pointed out that the conditions for approval of the special use could be limited to a single person or that it could be conditioned upon the fact that the owner and resident of the property be the operator of the center. Commissioner Charlette raised the issue of requirements for insurance in an effort to protect the child care provider from liability. Mr. Pfeil indicated the State does not require insurance but such a requirement could be added as a condition for the speicla use. In discussion, Chairman Sheldon inquired about what liability the Village might have for not requiring insurance . Mr. Skelton stated that generally municipalities are not sought for negligence in not enforcing ordinances. Commissioner Rosenston noted that if they were to require it they would have to determine amounts and other limits necessary. Buffalo Grove Plan Commission - Public Hearing - May 2 , 1990 - Page 2 Commissioner Howard suggested the possibility of not requiring review every two years if the child care provider had a clean record in light of the fact that both the Village and State provide ongoing inspections . Commissioners Rhodes , Rubin and Krug all concurred that the two-year review should remain. Commissioner Krug noted that problems that may not have previously been brought forward might emerge with posting for a public hearing. Commissioner Rhodes stated that to minimize intrusion on the neighborhood, the times for outdoor play be limited, suggesting that a sentence be added to Section 5A indicating that outdoor play be limited to the hours of 8 :00 A.M. to 5 : 00 P.M. Commissioner Rubin stated he had heard complaints regarding disruption to family time or dinner time and therefore feels 6 : 00 or 6 : 30 may be appropriate . The 8 : 00 A.M. restriction was agreed to be appropriate. Commissioner Rubin noted that the ordinance applies only to those caring for three or more children, and e feels the same regulations should apply to those caring for less than three as well , especially the requirement for a fence where outdoor play is allowed. Commissioner Rubin also suggested a 5-ft . fence height be required rather than 4 ft . to provide maximum privacy to the neighborhood. In following brief discussion, Commissioner Braiman indicated he agrees there should be some control over the less than three day care homes. Commissioner Rubin then inquired about how inspections would be scheduled and how renewal after the two-year period has expired is handled so there is no time gap between expiration and the renewal process . Mr. Pfeil explained that after the initial inspection there would be periodic but not regular inspections , and indicated it would be an administrative task to make sure all are notified within sufficient time for processing when a special use is expiring. Commissioner Braiman suggested that in the case of public hearing process for renewal , the requirement for workshops prior to the public hearing be waived as it would become too burdensome to staff and the Commission' s schedule . Commissioner Rubin suggested it may be appropriate to require that a license sticker or other visual proof that the home meets Village and State licensing requirements be displayed, thereby giving consumers some assurance that a provider had met standards . Commissioner Goldspiel felt that since the Village standards imposed pertain only to land use issues , it gave no assurance as to the quality of care and was therefore not of true benefit to require display. Commissioner Braiman noted it would be an additional unnecessary administrative �•/ burden when residents could come to the Village Hall to check on the same thing . Buffalo Grove Plan Commission - Public Hearing - May 2 , 1990 - Page 3 Discussion followed regarding standards for licensingbythe State and g g Village . Mr. Pfeil suggested a checklist of life safety standards for special use could be established for inspection purposes rather than putting it in an ordinance as a legislative function. Ii Commissioner Krug inquired about the intent of the ordinance with respect to the maximum number of children allowed and Mr. Pfeil indicated that the intent was a maximum of 8 at any one time . Brief discussion followed regarding the possibility for overlap and means to `J avoid that type of situation. Chairman Sheldon called for public comments. There being none and no further discussion, Chairman Sheldon closed the public hearing at 8 : 25 P.M. Respectfully Submitted, Akj'-eL-744-6ROSEMARY ALL , Recording Secretary APPROVED BY: A',4 -/-4e4( /gi------- BARBARA SHELDON, Chairman Bufflao Grove Plan Commission - Public Hearing - May 2 , 1990 - Page 4