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1995-10-18 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION October 18, 1995 Shell Oil Company, proposed annexation with zoning in the B-3 Planned Business Center District and approval of a Preliminary Plan for a gasoline station/mini-mart/car wash and fast-food restaurant, southwest corner of Illinois Route 83/ Arlington Heights Road —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 Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Mr. Lundine Mr. Ottenheimer Mr. Trilling Commissioners absent: Mr. Krug Also present: Mr. Sanford Stein, Wildman, Harrold, Allen& Dixon Mr. Theodore Johnson, Thompson Dyke& Associates Mr. Ted Treesh, Metro Transportation Group, Inc. Mr. M.P. Keintz, Shell Oil Company Ms. DeAnn Glover, Village Trustee Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Howard to approve the minutes of the regular meeting of September 20, 1995. Commissioner Berman noted he was not present at the meeting and the minutes should so reflect. The Commissioners noted several typographical errors on pages 2 and 4 to be corrected. All Commissioners were in favor of the motion as amended and the motion passed unanimously with Commissioners Berman and Rosenston abstaining. Buffalo Grove Plan Comm-Regular Meeting-October 18, 1995-Page 1 COMMITTEE AND LIAISON REPORTS Commissioner Lundine attended the Village Board meeting on October 16, 1995 and stated the following items were discussed: 1. Approval of the pre-annexation agreements for the Ice Partners Twin Rinks Ice Pavilion and the Weiner property 2. Deferral of the Boznos property project until a site plan, lower density and stormwater management plans are presented SHELL OIL COMPANY. PROPOSED ANNEXATION WITH ZONING IN THE B-3 PLANNED BUSINESS CENTER DISTRICT AND APPROVAL OF A PRELIMINARY PLAN FOR A GASOLINE STATION/NIINI-MART/CAR WASH AND FAST-FOOD RESTAURANT. SOUTHWEST CORNER OF ILLINOIS ROUTE 83/ARLINGTON HEIGHTS ROAD --WORKSHOP #1 Mr. Sanford Stein stated Shell Oil Company is the petitioner and contract purchaser of the site at the southwest corner of Arlington Heights Road and Route 83. They are proposing development of a gas station, mini mart and conveyor style car wash which are all components of the modern gas station. He stated this site is much too big for a gas station only. He noted the site is currently zoned Countryside by Lake County. He stated the Buffalo Grove Comprehensive Plan calls for office development. However,they do not believe this site will commercially develop for office use. He stated the site is too small to get a good sized commercial office development onto the site. Mr. Stein stated the site is too big for a gas station operation only. He stated the site is also too expensive to be devoted to only that commercial use. However, gasoline is a high-volume use and can therefore do some interesting alternatives with the remaining portion of the site. Mr. Stein stated they first proposed an office development in addition to the gas station and they felt this would be consistent with the intent of the plan as well as providing proper buffering from the residential developments. He stated this plan was not warmly greeted by residents or the Village Board. Mr. Stein stated many thoughts had been expressed for keeping the land as open space. However, this would not be economically feasible. He noted that since the gas station will be a high-volume retail user, Shell, in conjunction with a secondary user, would be able to devote a good deal of the site to open space. The proposed plan will show that more than 60 percent of the land will be open space and heavily landscaped. Mr. Stein stated that in order to accomplish this kind of open space, Shell needs a secondary use and that partner would be a fast food operator. He noted they have not completely settled on an Buffalo Grove Plan Comm-Regular Meeting-October 18, 1995-Page 2 operator nor has any fast-food operator agreed at this point to come in on this site. One of the problems is that access is limited on Route 83 and Arlington Heights Road. There has been a good deal of discussion about the use of Fremont as an access. He stated there is a great deal of concern for cut-through traffic. Therefore the proposed plan has eliminated any use of Fremont. However, this limits many partners for Shell which, in turn, limits the donation of the public space. Mr. Stein stated a gas station is not a destination use. This limits the kind of partners who would be interested in joining Shell on this site. Any user of the site will need some kind of different access to make their venture viable. He reiterated the Board's dislike of the use of Fremont and noted that without some kind of access, Shell is limited to the kind and number of partners they can find to make the site economically viable and therefore Shell is limited as to donation of open space on the site. Mr. Stein stated a gas station is a good idea and noted there is a need for this use. He noted this is a commercial corner, gasoline is something everyone needs and uses, and gasoline is safe. Chairman Goldspiel asked for clarification of gasoline as a high volume retail use. Mr. Stein stated it generates enough retail benefit to the site so that the site need not be overdeveloped as would be the case if the site were to be developed as office space. The retail sales of a gasoline station allow enough commercial activity to occur on this site in a much smaller and more confined space, allowing for donation of a good deal of land for public space as well as a good deal of the privately owned space for landscaping and beautification. Mr. Theodore Johnson of Thompson Dyke& Associates, reviewed the previous site plans stating the first plan was a combination Shell facility and office complex. He noted if he were developing an office complex on this 3.7-acre site, he would try to achieve a .5 FAR. This would result in an office complex that would total 85,000 square feet. However,the first plan called for a gasoline facility on the east side of the site and an office complex on the west. The gasoline facility consisted of a 12 station fueling island under a canopy, an approximately 2,000 square foot food mart and a tunnel car wash attached to the food mart. This would be developed on an area of approximately less than one acre. The access would be right turn in and right turn out from Route 83 and a right turn in and out from Arlington Heights Road and a right turn in and a left turn out onto Fremont Way. The western portion of the remainder of the site plan would be two 2-story office buildings which total 24,000 square feet and parking for the offices would be 80 spaces. The low spot on the site is in the southeastern portion which would house the detention area. Mr. Johnson noted the Village ordinance require a 25 foot yard setback for buildings and only a 5 or 10 foot setback for parking. Therefore,they had proposed 50-60 feet of landscaping before any parking lot pavement and about 180-200 feet of building setback. Mr. Johnson noted the second phase of that site plan called for an increase of the landscape setback on the western portion of the site to approximately 75-80 feet when the existing Buffalo Grove Plan Comm-Regular Meeting-October 18, 1995-Page 3 landscape area of the Crossings was included in that buffer. Other modifications made included a 4-6 foot high berm on the north side of the detention area with plants to totally screen the one story gasoline facility from the Concord development to the south. Mr. Johnson noted that in the process of looking to provide more open space and setback, the combination of a gas station and a fast food corporation was developed. Three plans were developed. Mr. Stein stated a fast food operation in combination with a gas station is consistent with marketing practices today. Mr. Johnson stated by combining these two uses they are able to use a minimum portion of the site for development of either structures or pavement and can devote more of the property to either open space and landscaping. Concept plan C has a Shell and fast food facility centrally located with the gas pump canopy located on the eastern portion of the site and the tunnel car was located on the western portion of the site. To the west and south of the facility they had proposed a 6-8 foot high berm with planting on top that would totally screen the one story facility from residents to the south and west. Access would be right turn in and out off of Route. There would be no access off of Arlington Heights Road and a right turn in and left turn out off of Fremont. There would be no traffic generated west to the residential area from this development. This concept shows 68 percent of the property in the open space category. Mr. Johnson stated Concept plan B has the same three structures located on the south central portion of the site. Access would be a right turn in and out off of Route 83 and right turn in and out of Arlington Heights Road and right turn in only off of Fremont Way. This plan also proposes a 6-8 foot high landscaped berm. The detention would again be on the southeastern corner. This plan also has 68 percent of the property in open space. Mr. Johnson reviewed Concept plan A which has been provided to the Plan Commission and shows the same three facilities with a right turn in and out off of Route 83 and right turn in and out from Arlington Heights Road. A landscaped berm is provided as a retaining wall on the south side of the developed area. The one story facility will be totally screened from the south and west. There are no detailed engineering plans as they are still working on detention and determining if same will be a retention area or a grassed detention area. The open space on this plan totals 70 percent of the entire site. The building footprints represent 4 percent of the site and paved area is 26 percent of the site. Mr. Johnson reviewed two cross sections of the site. The north/south section shows the Concord development setback at 95 feet from the southern property line. The closest structure, the car wash, is 200 feet from the closest building. The one story fast food facility is 280 from the Concord development. The east/west section shows the view from the Crossings development which shows the setback of 76 feet from the property line. Between the building and the food mart is a distance of 300 feet and the car wash is an additional 100-125 feet from the Crossings Buffalo Grove Plan Comm-Regular Meeting-October 18, 1995-Page 4 development. Chairman Goldspiel asked how the .5 FAR figure was arrived at. • Mr. Johnson stated this figure was derived from his experience in dealing with office development, it is usually the desire to maximize the amount of square footage on a site while still providing proper setbacks, required parking and required storm water management. Chairman Goldspiel stated that may not be necessarily as many developments coming into the area are considerably under that figure. Mr. Johnson stated suburban densities are generally between .35 and .5. When a site is located on a strategic regional arterial, the developer would usually strive for the .5 figure. Mr. Stein stated they believe the site economics are such that the reasonable return to the office developer is not there if it would need to be developed under a .5 FAR. The opportunity presented here by the gas and fast food operation is that a great deal of retail and sales activity takes place which supports the whole site and takes place in a confined space. Mr. Stein further stated that the plan as presented with a fast food restaurant is merely a wish and not yet a reality. He stated they have approached several such operators and have been rejected mainly due to the fact that they are a destination use and without access off of Fremont, they are not interested. For any kind of destination use, including an office complex, access will need to be provided. Chairman Goldspiel asked if the petitioner is therefore requesting an access off of Fremont or if they are saying this whole plan may not work. Mr. Stein stated they have been directed by the Village Board to propose this plan, however, without access off of Fremont Way, this site will have trouble working for anything. Commissioner Samuels stated there is a possibility of closing off Fremont half way to allow left turn traffic to come into the site and making cut through traffic impossible. In addition, he noted that if the western half of Fremont Way were to be vacated, the additional space could be donated for open space with additional berming. Chairman Goldspiel stated the traffic notes a substantial amount of cut through traffic. He noted another way to solve the problem may be to look at the whole street pattern in the entire development area to see if there is something that could be adjusted to prevent cut through traffic. Commissioner Trilling asked if perhaps the present owner is asking too much for the property or that he initially paid too much for the property. Buffalo Grove PlanCo mm-Regular e Comm Regular Meeting_October 18, 1995-Page 5 Mr. Stein stated it could be that or many other things and if this property cannot be zoned and proper land use planned, there may not be a development here. Commissioner Trilling asked if perhaps the fact that it is Shell Oil seeking this land, the owner is asking a premium for that land. Mr. Stein stated that was not true. He stated Shell requires every site to be managed on its own economics. Commissioner Trilling stated that since this would be a high volume use, this would be the highest price use for that piece of land. Mr. Stein stated there is a high volume of sales on a small part of land versus an office building which requires more occupation of the site to get the investors' value back. The high amount of sales allows Shell to contract the commercial activity into a small segment of the site which allows for donation of the open space. Mr. Treesh of Metro Transportation Group, Inc., reviewed the traffic impact analysis, stating the access drive on Route 83 will fall approximately midpoint on the site. Preliminary discussions with DOT on the concept basis of the site has resulted in preliminary approval from DOT. The barrier median on Route 83 physically eliminates any left turn into the proposed site. With adequate turning radii the proposed driveways on Route 83 and Arlington Heights Road will be able to accommodate the site traffic as well as the tanker trucks and semi delivery vehicles. Mr. Treesh reviewed the on site circulation, stating the islands underneath the pump are orientated in a north/south direction so as vehicles pull in they will be facing north and south. That lends itself to the traffic pattern between the two access drives in reducing the amount of turning on the asphalt surrounding the canopy. The food shop is on the east side of the building where customers and employees can visibly see the operation of the pumps. There will be a drive through lane for the fast food facility and will follow the one way circulation pattern. The aisle width will be wide enough to provide a drive through queuing lane as well as the one way circulation of traffic around that queuing. Once exiting the drive-through lane, a vehicle can exit at Arlington Heights Road or circle the building to return to Route 83. Mr. Treesh stated the car wash travel pattern has the vehicles entering the car wash queuing lane from the one way circulation aisle into the car wash traveling east and then exit near the Arlington Heights Road access or circulation on site to the Route 83 access. Mr. Treesh stated the gas station is primarily a pass by use and does not add a significant amount of traffic to the intersection. A fast food user, although more of a destination use during peak times, is still somewhat of a pass by use. The peak volumes of this intersection are morning, afternoon commuter hours and Saturdays. He stated there is sufficient capacity available at the intersection to accommodate any additional traffic that might be generated due to this Buffalo Grove Plan Comm-Regular Meeting-October 18, 1995-Page 6 development. Mr. Treesh stated preliminary discussions with the Lake County Department of Transportation have begun and they have received preliminary approval for that access location. Chairman Goldspiel noted the traffic study indicates Fremont Way is operating in an F condition. Mr. Treesh stated the reason for that condition is that the analysis software used is for unsignalized intersections and the amount of delay that is experienced for left turn movements on Arlington Heights Road is the major reason for the F condition. Chairman Goldspiel asked what would happen with traffic if Fremont was interrupted half way. Mr. Treesh stated if Fremont Way was cut off, there would be a reduction from the traffic that is currently using this access. He noted traffic using Fremont Way to bypass the two signals at 53 and 83 amounted to approximately 20 vehicles. Chairman Goldspiel noted that closing off Fremont to the north will increase traffic to the south. Mr. Treesh stated he would want to conduct traffic counts on the south and note the ramifications of closing off Fremont Way. Chairman Goldspiel stated there is a conflict on the exit on Route 83 with the right turn lane. He noted there is the potential for a dangerous movement for anyone wanting to go north on 83. The entrance on Arlington Heights Road is very close to Fremont which already has a congested condition. Closing Fremont will only exacerbate that condition. Mr. Treesh stated that any access on Route 83 will be within the right turn lane. However, this is not a free flow movement as the arrow for the right turn does shut off when the northbound 83 traffic get their protected left arrow. Chairman Goldspiel asked if there was any possibility of lights at Fremont. Mr. Treesh stated he did not think the County would not put a light there due to the short distance. The Fremont exit also would not meet the warrants for lights. However, if the Fremont issue goes forward and additional traffic builds up to the access further south, that access may become a candidate for a traffic signal. However, as there is no offset on the other side of the street, it is still unlikely the County would want to put a light in for only one half of the street. Commissioner Trilling asked if there is presently a left hand turn lane heading northbound on Arlington Heights Road onto Fremont. Mr. Treesh stated yes. Buffalo Grove Plan Comm-Regular Meeting-October 18, 1995-Page 7 Commissioner Trilling stated it is imperative to have some access to the site from northbound traffic on Arlington Heights Road. He stated he could not see this project ever being a success without such an access. Secondly, traffic westbound on 83 turning south on Arlington Heights Road has a great deal of difficulty trying to move from the left hand lane to the right hand lane without even trying to turn right into the site in such a short distance. He stated every attempt should be made to try to get access further south on Arlington Heights Road. Commissioner Rosenston concurred with the Arlington Heights and Fremont exits. He stated he does not feel they will work as a right in and right out only. He stated the only answer would be to cut off Fremont and make that part of the plan. He also noted it may be advisable to conduct traffic studies on days other than Fridays and Saturdays which tend to be lighter days. Mr. Treesh stated they do try to avoid Mondays and Fridays for traffic counts. He stated subsequent counts were conducted from Arlington Heights Road up to the improvements on Route 22 done during the weekday and the variations were not significant. However, any further counts will be conducted between Tuesday and Thursday. Commissioner Ottenheimer concurred with Commissioner Trilling's comments about the traffic and the flow. He asked if the Buffalo Grove traffic consultant had done any studies or had any recommendations for this site. Mr. Pfeil indicated that Mr. Carmignani has seen the plan and the traffic study, and he strongly recommends against allowing the Arlington Heights Road access as shown on the plan. Commissioner Ottenheimer stated he feels it would be very helpful to have the Village consultant's input for this project. 1 Dave Mattis stated noted that the Village has done previous traffic counts for streets in the area, and this information could be used as baseline information for reviewing the current proposal. He said that if Fremont Way is closed at Arlington Heights Road, traffic will shift to the Heritage Place/Arlington Heights Road intersection. Andrea Brim stated it is important to keep in mind that all traffic still turns out onto Arlington Heights Road. Mr. Stein stated this plan will work because it is the best compromise to the Village's desire to have more open space and this operation allows that to happen. The question of whether there will be a shared user to share site costs may or may not be able to be resolved. Commissioner Rosenston noted that as the plan progresses the vacuuming and drying areas need to be identified for the car wash. Commissioner Samuels asked what controls where or whether a traffic signal is installed. Buffalo Grove Plan Comm-Regular Meeting-October 18, 1995-Page 8 Mr. Pfeil stated Lake County is the controlling and permitting entity over Arlington Heights Road. Any street taking access to Arlington Heights Road will need approval by Lake County Division of Transportation as well as any approval for a traffic signal. The County would do a warrant study to determine if signals need to be installed. Funding would be difficult because the County has a very limited budget for new signals, and usually this cost is paid by developers and local governments. He noted that it was a long process to obtain a signal at Checker Road and Buffalo Grove Road. Commissioner Samuels asked if the developer would be willing to make any kind of contribution to a traffic signal. Mr. Stein stated they have not yet discussed nor considered any contribution. He stated that they will discuss same. Commissioner Howard noted her concern with the traffic. She stated she echos the concerns of the other commissioners. She stated the Arlington Heights Road access is unacceptable to her. She stated there are too many conflicts there. She stated she would like to see the studies regarding blocking off Fremont as well as the impact on the Strathmore subdivision across the way from Concord. Commissioner Berman noted the plan shows 51 spaces and he is concerned that will not be sufficient between the gas, food mart and restaurant uses. He stated he is also concerned with a conflict between stacking for the drive through and the car wash along with parking on the western perimeter of the site. Mr. Johnson stated the size of the fast food facility would be a very limited seating area. 50 percent of the fast food users are drive through. In the combined facility usage, there is the opportunity to order your food order form the gas pump. This will cut down on the activity in the fast food facility. He stated there is enough land area if more parking is needed. However, he stated they will show they do not need more parking. Commissioner Berman stated he would like to see an analysis of the patrons for the gas station, fast food restaurant and food mart. He further noted if the majority of the patrons are drive through, there does not seem to be a sufficient amount of stacking room. Mr. Johnson stated they will study that and provide such an analysis. Commissioner Lundine asked what the hours of the gas station and fast food restaurant would be. Mr. Johnson stated the gas station would be a 24-hour operation. The fast food facility would be between 6:00 a.m. and 9:00 p.m. The car wash would also not be a 24-hour operation. Commissioner Lundine asked if the lunch time period would bring more cars into the area. Buffalo Grove Plan Comm-Regular Meeting-October 18, 1995-Page 9 Mr. Treesh stated his analysis showed the combined trip generation of the two uses is higher during the morning and evening. Commissioner Lundine asked where the tanker trucks would be coming in from to unload. Mr. Johnson stated the tanker trucks would enter the site from northbound 83. He stated they would exit on 83 or from Fremont onto Arlington Heights Road. Commissioner Lundine stated concurred with Commissioner Berman that the area on the south side of the fast food facility and the parked cars there is not enough room for circulation and stacking. Commissioner Samuels stated that a full workshop will be needed on a very detailed analysis of the site traffic for handicapped parking and pedestrian traffic. Mr. Johnson stated they will provide more detail as the plan gets beyond the concept stage. Commissioner Samuels asked that the detention plans and its effect on the site plan also be included in the next workshop. Commissioner Trilling noted three lanes for internal traffic are needed to access the drive through for the fast food restaurant,the pumps gas and the car wash. As such, he suggested that area be P p gg widened even at the expense of some of the green space. He further noted three lanes of traffic may also be needed along the north side of the site. Commissioner Berman stated he would like to see the panoramic perspectives provided for concept plan C as was done for concept plan A. Mr. Ray Charlette noted the shopping center across the street is exceptionally busy in the mornings and evenings and traffic is awful now. Closing Fremont will make this situation even worse. He asked that this shopping center be taken into consideration in the traffic study. Margie Burz, 420 Checker Drive, stated any traffic studies done in the past have not taken into account traffic to be generated by the new train depot. She noted new bus routes will complicate the traffic situation. Andrea Brim, 1245 Bristol Lane, stated the following items needed to be kept in mind in the development of the proposed plan: 1. A fast food restaurant will serve many adjacent suburbs, not only Buffalo Grove 2. Vacating Fremont would be a great idea if there is an office development, not a gas station facility Buffalo Grove Plan Comm-Regular Meeting-October 18, 1995-Page 10 3. Property values will suffer if a gas station/fast food restaurant is developed on this site 4. The comprehensive plan for the last 20 years have always noted this site for office development. The proposed plan will directly effect the quality of life for the homeowners and the property values 5. If property values are adjusted accordingly, perhaps additional residential property could be developed on the site 6. Trustees had previously indicated that would not allow any curb cuts on Fremont under any conditions nor would they allow any vacating of Fremont 7. The property is wetlands and the residents are in contact with the EPA to find out if it is even feasible to sink gas tanks at this location Chairman Goldspiel asked for Ms. Brim's view of the impact of the open space issue toward mitigating the impact of a gas station. Ms. Brim stated no. She stated she would rather have the office buildings. She stated any more open space will create a loitering problem with kids. As it is now, the open space finds kids building tree houses whose loose boards fly around. She stated she would rather have a well developed two story office building that has well thought out parking. Ms. Brim stated that apparently McDonalds is not interested in the property without a left turn out access. That could eliminate the potential of almost any fast food restaurant for this site. Commissioner Trilling stated that if the site was developed for office development it could have a floor area ratio of.5 whereby there would be less of a buffer and parking would be closer to the Crossings development. Ms. Brim stated there are many ways to configure the building if such a development became a reality. She further stated the Village should not be impacting the fifth worst intersection in Lake County with the proposed development. Dave Mattis stated if Fremont were blocked off it would force the county to have a stoplight at Heritage Place because of the traffic that will be dumped there. There will be more cut through traffic coming from Long Grove as it will be bypassing several stoplights. Therefore it might be best to leave Fremont open as it is. Mr. Stein stated they have an appraisal that shows property values are not affected by the proposed plan. He further noted they had an office plan which was not well received initially. Commissioner Samuels noted the residents' comments state the only context they would consider Buffalo Grove Plan Comm-Regular Meeting-October 18, 1995-Page 11 an office is as a stand alone office and their objection is to a gas station. Paul Loeffler stated he has been a resident of the Crossings for 11 years and noted that blocking off Fremont would create 500 households trying to get out to go north or south on Arlington Heights Road. He further stated traffic trying to make a left turn on Route 83 and Arlington Heights Road has a very short distance to get into the right hand lane and is almost impossible to do. Hank Stone, 813 Dannett Road, stated the exit on Route 83 planned for this proposed site would be leaving the site and crossing a right turn only lane which will be very dangerous. Lou Eisenberg, 1213 Franklin Lane, asked how the dedicated land would be maintained as the park district is not interested. He further noted litter from residents and passersby already blights the area and this would aggravate the situation. Dave Vilacki, 1140 Bristol Lane, asked how many staff people would be working at the proposed site and how much parking would be needed for those people. He also noted there had been no discussion of signage or lighting and would like to hear something on the subject. Chairman Goldspiel stated signage would be addressed by the Appearance Commission. Lighting is also an Appearance Commission matter. Mr. Treesh stated the fast food restaurant would hire approximately 12 to 15 teenage employees and the Shell gas station would usually have 2 people during peak hours. Kevin Bauer stated he is a resident of Concord Place and the only issue here is the traffic issue. He stated any development on the site will add traffic and cause problems. Mr. Pfeil stated the Village Board would need to be apprised of the direction this project is going because the concept of closing Fremont Way was not endorsed by the Village Board. It is imperative to have written comments by the Illinois Department of Transportation and by the Lake County Division of Transportation concerning the proposed access to Route 83 and Arlington Heights Road. Chairman Goldspiel stated he would like the Village traffic consultant to consider three issues: 1. The plan as proposed without any Fremont access 2. Possibility of access to Fremont Way, and evaluation of closing Fremont west of the site s 3. Whether there is anything internally in the street layout of the four developments in the area that could be done to eliminate the cut through traffic Buffalo Grove Plan Comm-Regular Meeting-October 18, 1995-Page 12 • Chairman Goldspiel questioned the adequacy of collector access to Arlington Heights Road. He stated the Fremont entrance has been a problem for 20 years. Commissioner Samuels noted cut through traffic is never welcome. He stated closing streets is never a good idea as it inconveniences residents, delays emergency vehicles and upsets the transportation plan for the entire region. He further noted the uses for land change from time to time as was the case with Concord Place. He noted this piece was left for possible commercial uses. This is a very busy intersection and should therefore have some sort of commercial �./ character. The long range standpoint must take into consideration several transportation issues. The most serious issue is what to do about signalization for the collectors,be it Fremont or Heritage Place. He stated he would like to see some professional reports on those issues. CHAIRMAN'S REPORT-None FUTURE AGENDA SCHEDULE Mr. Pfeil stated there would be a meeting on November 1, 1995 for the Aptakisic Sand and Gravel project. There will be another meeting on November 15, 1995 for the auto laundry on Aptakisic and Weiland Road. PUBLIC COMMENTS AND QUESTIONS Dave Labacki noted the left turn lane is too short and the light is also too short for the number of cars lining up to make the turn from eastbound Lake Cook Road to northbound Arlington Heights Road. STAFF REPORT -None NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Berman, seconded by Commissioner Ottenheimer and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 10:10 p.m. Respectfully submi d, Fay. ub' a rding Secretary • Buffalo Grove Plan Comm-Regular Meeting-October 18, 1995-Page 13 APP OVED BY: / M S P N LDSPIE , Chairman Buffalo Grove Plan Comm-Regular Meeting-October 18, 1995-Page 14