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1992-10-21 - Plan Commission - Minutes APPROVED REGULAR MEETING BUFFALO GROVE PLAN COMMISSION October 21, 1992 Village of Buffalo Grove Fire Station No. 26 Proposed Administrative Building Addition Busch Road/Highland Grove Drive - Amendment of a Special Use and Approval of a Preliminary Plan Workshop #2 Concord Development, The Crossings Site Arlington Heights Road/Fremont Way - Rezoning to R-9 P.U.D. and Preliminary Plan -- Workshop #1 Chairman Silbernik called the meeting to order at 7: 30 p.m. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Rosenston Mr. Samuels Ms. Genell Mr. Berman Also present: Chief Thomas Allenspach, Buffalo Grove Fire Department Deputy Chief Joseph Wieser, Buffalo Grove Fire Department Mr. Mark L. Bruzan, KLLM Architects Mr. Kenneth L. Nyenhuis, Alter Design Builders Mr. Lawrence M. Freedman, Ash, Anos, Freedman & Logan Mr. Jon E. Nelson, JEN Land Design, Inc. Mr. Douglas N. Buster, Bloodgood Sharp Buster Mr. Richard Piggott, Concord Development Corporation Mr. Bill Rotolo, Concord Development Corporation Mr. Charles Hendricks, Village Trustee Mr. Jeffrey Braiman, Village Trustee Mr. Robert E. Pfeil, Village Planner Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 1 APPROVAL OF MINUTES Moved by Commissioner Goldspiel, seconded by Commissioner Howard to approve the minutes of the public hearing of September 23 , 1992 . All Commissioners were in favor of the motion and the motion passed unanimously, with Commissioners Rosenston and Genell abstaining. Moved by Commissioner Samuels, seconded by Commissioner Rhodes to approve the minutes of the special meeting of September 23, 1992. All Commissioners were in favor of the motion and the motion passed unanimously, with Commissioners Rosenston and Genell abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Berman reported on the Appearance Commission meeting of September 24, 1992 on the plans for the Clayton Municipal Campus. He stated that the Commission recommended the Concept B elevation plan which is the Prairie school look as well as recommending approval of an island in the parking lot behind the building. Commissioner Berman stated that he also attended the Village Board meeting of October 5, 1992 dealing with the same issue. The Board accepted Concept B, although they deleted the island in the parking lot in front of the west entrance to the building. In addition, notice of a public hearing was mentioned for the project to reconstruct Busch Road between Route 83 and Weiland Road. The hearing is scheduled for November 18, 1992 at Aptakisic Junior High School. In addition the Board announced that "No Solicitation" decals are now available at the Police Department for Village residents. Trustee Braiman noted that two Park District projects were also referred to the Plan Commission by the Village Board. These sites are Grove Park at Route 22 and Buffalo Grove Road and Busch Grove Park at Busch Road and Route 83. VILLAGE OF BUFFALO GROVE FIRE STATION NO. 26 - PROPOSED ADMINISTRATIVE BUILDING ADDITION, BUSCH ROAD/HIGHLAND GROVE DRIVE - AMENDMENT OF A SPECIAL USE AND APPROVAL OF A PRELIMINARY PLAN -- WORKSHOP #2 Chief Allenspach stated that two alternate concept plans have been developed in response to the Plan Commission's comments at the first workshop meeting, concerning the location of the new parking lot. He stated that two meetings had been held at Station No. 26 with residents of the area in order to get feedback concerning the new site planning options. Chairman Silbernik stated that he had attended one of the meetings Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 2 1 Ili held by the Fire Department and it was a very informative and well conducted meeting. Chief Allenspach reviewed the three site plan options stating that Option A, which places the parking area south of the building addition, is the plan that the Fire Department believes is the most efficient and economical. He further stated that the recycling bin has now been removed from all three plans and would be relocated at a different location which is as yet undecided. He noted that this option proposes a 25 foot driveway with restricted access connecting the existing and new parking lots from west to east and that the handicapped parking located behind the fire station is now shown located at the front of the building. He stated that the plan still calls for 33 spaces in the new parking lot, noting that the new administrative center would be used for approximately 96 meetings per year which is an average of 2 meetings per week with approximately 35 cars per meeting, if everyone in the organization attends. He stated that both visitor and employee cars were considered as well as both day and evening meetings. He also stated that the existing fire station parking lot cannot be considered for the proposed development as only Fire Department personnel are allowed to use the existing lot. He noted that all the spaces in this lot have to be reserved for situations when recalls of personnel are necessary. Chief Allenspach stated that Option B is a result of input from the neighborhood meetings which moves the parking lot to the west side of the proposed building with the entrance to Highland Grove Drive opposite of Hobson Drive. This option as well as Option C will cost approximately $9, 000 more than Option A due to the need to remove a great deal more soil. The site consists of a two to three foot higher elevation caused by soil deposits on the site when the surrounding subdivision was under construction. He also noted that soil borings had been conducted but were inconclusive and would have to be repeated. Based on the findings, the cost to remove the extra soil may prove to be slightly higher than projected. Chief Allenspach stated that one disadvantage to Option B is that the existing and new parking lots are separate and unconnected. However, the advantages include greater green space and easier access to the new parking lot for people coming to the site for meetings. He said that the separation of the parking areas would also eliminate cut through traffic through the Fire Station site. Chief Allenspach reviewed Option C noting that the plan still calls for 33 parking spaces with an additional turnaround as well as an entrance opposite Hobson Drive. He further noted that this plan optimizes the amount of open space in the southwest portion of the site. He stated that this plan situates the parking lot Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 3 farther from the entrance to the building, and the parking is rather close to the building and windows which will cause some concern for snow removal. He noted that there is greater green space with this plan and visitor access is easier. Commissioner Goldspiel asked if recalled personnel ever use their own vehicles for response at an emergency scene. Chief Allenspach stated that recalled personnel come to the fire station, leaving their own vehicles to use Fire Department equipment. Commissioner Goldspiel noted that the crucial element between the three options presented appears to be expense, and he asked why Options B and C are more costly. Chief Allenspach stated that site elevation rises 3 feet in the northwest part of the site due to the soil which had been dumped in this area during the building of the adjacent subdivision. Commissioner Goldspiel asked if berming and landscaping could perhaps be included in the plan to use this excess soil and reduce the costs of Options B and C. Chief Allenspach stated that due to the rise in elevation, adding further berming would create a soup bowl effect for the parking area. He stated that they would, of course, take advantage of as much extra soil as possible to be used in any berming and landscaping for the site. Commissioner Goldspiel suggested that the Option B parking lot be moved slightly northward in order to gain even more open space on the site. Mr. Mark Bruzan of KLLM Architects noted that the parking lots in both Options B and C have dead end designs. He said that some reconfiguration of Option B is possible to shift the parking area to the north toward Busch Road. Commissioner Goldspiel stated that he thinks there is still more parking spaces proposed than needed and that at least 4-6 spaces could be eliminated. He also noted that moving the lot farther north would further relieve any adverse affects on the neighborhood while providing more green space. Commissioner Krug stated that he liked both Option B and C. He inquired what is located behind the bushes at the south end of the site near Highland Grove Drive. Chief Allenspach stated that there is an existing stone wall at that point. Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 4 Commissioner Rhodes stated that he prefers Option A. He noted that providing a play area is not the purpose of the Fire Station No. 26 site. He said that the parking area should be located south of the building where snow removal would be more efficient and the aesthetics of the site would be the most attractive. Commissioner Howard stated that she favors Option B mainly because it preserves more green space. She further noted concurrence with Commissioner Goldspiel's suggestion to move the parking lot farther north. She also stated that it would be a good idea to add some extra berming on the site. Commissioner Rosenston asked what hours the proposed building would be used. Chief Allenspach stated that the administrative offices would be open from 8: 00 a.m. to 5:00 p.m. and the classroom would be used all day long as well as in the evenings. Commissioner Rosenston asked how much use actual recreational use the land receives. Chief Allenspach stated that the land apparently is used fairly often by the neighborhood children. Commissioner Rosenston stated that he prefers Option A for purely aesthetic reasons as a parking lot belongs behind a building. However, if the neighborhood children are a big concern he would go with Option B. Commissioner Genell stated she prefers Option A which is more pleasing aesthetically. She also stated that economic realities must be observed and spending an extra $9, 000 is not a good idea. She further stated that she does not favor construction so close to a major road. She noted that extra buffering could be added near adjacent homes. She inquired if the plan meets with the storm water management regulations. Mr. Pfeil stated that there is apparently no need for any further on site detention per the Village Engineer's opinion. Commissioner Samuels stated that he favors Option C. He stated that Option B is not enough of a compromise as it still extends too far south to maintain a useful play area. Alternatively, by choosing Option A the playground would be lost. He said that the additional $9, 000 cost for Option B or C is a relatively inexpensive way to maintain the recreational use for the neighborhood. Commissioner Berman stated that he prefers Option B. He concurred with the comment that Option A is the most aesthetically pleasing and practical design. He inquired if the green space in Option B Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 5 would be preserved as is or if it would be regraded. Chief Allenspach stated that no decision had as yet been made on regrading. Chairman Silbernik stated that he would prefer Option B with modifications to the parking lot, moving it farther north. He stated that this plan would be preferable for the community and he agreed with Commissioner Samuels that $9, 000 is a relatively inexpensive price to pay for some open land. He further stated that he does not think any change in grading is needed for the green space since it works very well as is. He also noted that Option A is aesthetically better and that Option C has too many barriers for snow removal and problems with traffic congestion. Commissioner Samuels asked if the proposed building would have a basement and, if not, strongly suggested that a basement be added to the plan. Trustee Braiman noted that it is the job of the Plan Commission to pick the best plan for a site without regard to cost and it is the responsibility of the Village Board to consider budgetary issues prior to plan approval. Chairman Silbernik concurred with Trustee Braiman and indicated that with the exception of one or two Commissioners, budget was not a deciding factor in the Commission's decision. Commissioner Krug asked if there are any engineering plans available on Option B and C to verify if there would be any impacts on the existing utility systems in the area. Chief Allenspach stated that for cost reasons the engineering plans were prepared only on Option A at this point but he does not anticipate any changes or major cost differences for either Option B or C. Chairman Silbernik asked if the Commission felt that all three plans should be reviewed at the public hearing or if only one or two of the plans should be reviewed. Commissioner Rosenston stated that it seems like an unnecessary expense to prepare all three plans when an informal polling shows that Option B seems to be the preferred plan. All Commissioners concurred with Commissioner Rosenston. Commissioner Samuels asked if perhaps some public comments on this matter could be considered. Elizabeth Pings, 8 E. Canterbury, stated that both Option B and C are excellent plans and that she would be happy with either one. She stated that the Village did an excellent job in maintaining Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 6 the green space and that the residents are very happy with the Fire Department as a neighbor. She stated that both plans preserve the open space area which is her major concern. CONCORD DEVELOPMENT, THE CROSSINGS SITE, ARLINGTON HEIGHTS ROAD/FREMONT WAY - REZONING TO R-9 P.U.D. AND PRELIMINARY PLAN -- WORKSHOP #1 Li Larry Freedman of Ash, Anos, Freedman & Logan, stated that the Concord Development Corporation team is present to gather input from the Plan Commission to enable them to make changes to the plan in response to any concerns the Commission may have. He noted that the Village Board had expressed some reservations regarding the access points on the plan, and the product mix which affects the density. Mr. Jon Nelson of JEN Land Design, Inc. reviewed an aerial photograph of the subject property, noting that the area consists of a combination of single family housing, townhome units, and multiple housing units resulting in an overall mix of 226 single family units and 262 multiple family units. He noted that the Crossings multi-family areas have a density of about 7.5 units per acre and the single-family area has a density of 4 .5 units per acre. Mr. Nelson stated that Concord Development is proposing construction of 95 units which would be a density to 7.5 dwelling units per acre. The requested zoning for the property is R-9 Multiple Family District with a special use for a Residential Planned Unit Development. Mr. Nelson stated that the site essentially drains toward Arlington Heights Road and that a detention basin or retention pond would probably be located adjacent to Arlington Heights Road. This would provide some additional setback from Arlington Heights Road to buffer the residential units and create an attractive streetscape. Mr. Nelson noted that access to the site is restricted to the three internal cul-de-sac roads. One of the cul-de-sacs aligns with Providence Lane, which feeds into the single family area west of Fremont Way. The north cul-de-sac could align with Fairfax Lane on the north/south leg of Fremont Way or Bristol Lane on the east/west leg of Fremont Way. He noted that Fairfax Lane and Bristol Lane serve multi-family areas west and north of Fremont Way. Mr. Nelson stated that plan proposes all public streets with full rights-of-way per Village ordinance and sidewalks on both sides. Also included in the plan is a sidewalk along the west side of Arlington Heights Road, and an 8-foot sidewalk along the south and Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 7 west legs of Fremont Way to connect to the bike path at Children's Park west of Fremont Way. Mr. Nelson stated that the plans consist of 95 units containing 4, 5 and 6 units per building with two distinct types of units. One is called a one-car flat or condominium unit stacked on the ends of the buildings, and the other type of unit is a townhome with a two-car garage placed in the center of the buildings. He explained that several buildings would consist of just four flat-over-flat units. He noted that guest parking is distributed over the site in cul-de-sac bulbs and various off-site areas. Mr. Nelson stated that the Village Board expressed concerns with the issue of density as it relates to the Residential Planned Unit Development (P.U.D. ) incentive formula. He stated that if the Planned Development 6 (PD-6) incentive formula is applied to this plan, the density would not exceed approximately 4.8 units per acre. He noted that the PD-6 Residential P.U.D. has a range of permissible density between 4 and 7 units per acre. Mr. Nelson stated that another concern of the Village Board was the number of one-car garage units, and the perceived need for additional guest parking. He noted that the Board was also concerned about the location of the north cul-de-sac on the plan. The Board wanted an alternate plan to be considered to determine if aligning this cul-de-sac with Bristol Lane or locating it on the north/south leg of Fremont Way would be feasible. Mr. Nelson indicated that both alternatives would work. Mr. Nelson presented two alternate concepts concerning the overall site plan. He said Alternate 1 tries to show the cluster concept which is the most effective way to plan multi-family housing with center guest parking. He said this plan modifies the two central court areas and aligns the north cul-de-sac with Fairfax Lane. He said the unit mix changes to 44 one-car flats and 55 two-car townhomes. Mr. Nelson noted that Alternate 2 places the north cul-de-sac across from Bristol Lane which gives some better animation along Fremont Way, still preserves some open space at the intersection and distributes some of the open space internally so that some of the units are oriented more directly to the park. He said the unit mix would be the same as the original concept plan, which proposes 54 flats and 41 townhomes. Mr. Nelson said that Alternate Plan 1 increases the number of two- car garages and more driveway spaces thereby increasing the overall amount of parking. He said the plan achieves a paring ratio of 3. 6 spaces per unit including additional guest parking areas. He noted that both Alternates 1 and 2 provide more guest parking than the original plan referred by the Village Board. Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 8 Mr. Douglas Buster of Bloodgood, Sharp, Buster, Inc. presented an overview of the proposed residential product. He stated that the plan offers a variety of building types including ranch-over-ranch plans, two-story plans and Cape Cod plans. Units would range from about 1,250-1, 300 square feet to 1, 650 square feet and would be priced from $130,000 to $160, 000. He noted that this product is market driven and the opportunity exists to offer a first floor unit which would be handicapped accessible. He said the units would be very affordable for the Buffalo Grove market and would appeal to emptynesters and single people. Mr. Buster said that the buildings would have a very attractive elevation, being higher in the middle and lower on the ends and with careful coordination of design elements such as garages. In addition, exterior materials would be earth tone materials such as cedar. Mr. Buster explained that the use of flats in the plan opens up the site and provides more open space than if the project was all townhomes. Mr. Buster explained that any rooms labelled only as "dens" on the floor plans would be used only as dens, not as bedrooms. He said the dens would not be enclosed and would not have a bathroom. Units labelled as "den/bedroom" are intended to be functional as bedrooms and would have closets and bathrooms and would be enclosed. Commissioner Goldspiel asked that Mr. Nelson comment on eliminating or reducing the cul-de-sacs on the site in response to comments made by the Village's Director of Public Works in the memo dated October 20, 1992. Mr. Nelson stated that this issue relates to the concern by Public Works regarding snow removal. Public Works would prefer to see removal of the center island guest parking, replaced by some sort of undulating spine street. Basically, Public Works wants to minimize the amount of private pavement accessing public streets. He said he understands this goal, but it does not necessarily create the best land plan for a multi-family development. Mr. Nelson stated that in his opinion the optimal plan uses clusters of buildings around cul-de-sacs. There are adequate areas in this type of design for storing snow. He said he does not think the idea of a spine road as a through street with no cul-de-sacs is an effective design for this particular site. He noted that the possible problems with snow removal would be an infrequent occurrence, and he questioned the need to have snow removal dictate the land plan for a multi-family development. Commissioner Goldspiel noted that if snow is to be stored in guest parking areas, then these areas would not be available for guest parking. He noted that another problem with the design of multi- family plans is that wall-to-wall driveways are created along the curves of the streets. He suggested that a cul-de-sac street Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 9 design is not the only way to handle the site plan for a multi- family development. He commented that it is possible to have a small guest parking lot instead of relying on putting parking in the bulbs of the cul-de-sacs. He further stated that some sort of an undulating spine street would work and would probably be more efficient for snow removal purposes. He commented that the proposed housing product seems very nice, particularly with a unit that could function for handicapped residents. He said the land plan does provide good views and variety in the streetscape. He asked how the garage areas are separated in the buildings and he inquired about the ceiling height of the garages. He also asked for more information about the handicapped accessibility of some of the ground floor units. Mr. Buster stated that there would be both horizontal and vertical fire separation for the garages as well as insulation for sound between the garages and the living areas. He said the garages would have a ceiling height of 8 feet, 6 inches, which is the standard in the industry. Mr. Buster explained that the handicapped units would not be constructed as fully handicapped accessible, but would have certain features provided in the initial construction. For example, the slope of the sidewalk to the door, the height of the door threshhold, and the width of doors would meet the standards for handicapped accessibility. In addition, the bathroom walls would include reinforcing so that grab bars could be installed if needed by a handicapped resident. Spaces in the bathrooms and kitchens would be designed to provide required clearances for handicapped accessibility. Mr. Freedman noted that if a handicapped person was the initial buyer of a unit all items for handicapped accessibility could be installed as part of the construction, otherwise various improvements could be retrofitted as needed later. Mr. Buster commented that persons with disabilities have different individual needs, and not all handicapped residents would need every item for full accessibility. Commissioner Goldspiel asked what contribution would be made to the Park District. Mr. Piggott of Concord Development Corporation stated that a cash contribution would be made rather than a land donation. He noted that the site plan provides good pedestrian access to the public park across Fremont Way from the site. Commissioner Krug stated that the rendering of the building appearance is very pleasing and the development would blend in well with the adjacent residential community. Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 10 7- Commissioner Rhodes stated that the proposed price range of the product is a welcome change for the Village. He noted that he also would like to see a spine street and feels it would work very well with two entrances off of Fremont Way. He noted a major concern for him is providing sufficient guest parking. Commissioner Rhodes asked if there would be an association for the development. II Mr. Freedman stated that the development would be subject to the Illinois Condominium Act, and an association would be formed to maintain all common areas. He noted that all exterior areas would be commonly owned, and residents would be purchasing only the interior space of their respective units. Commissioner Rhodes stated that he would prefer to see a meandering fence if a fence was going to be used at all along Arlington Heights Road. Mr. Piggott stated that their preference is for no fence at all along Arlington Heights Road. Their concept is to use landscaping and berming to provide a screen and buffer. Commissioner Howard stated that a spine street is a good idea. She noted that she has some concern with the first plan relative to the north cul-de-sac connecting to Fremont Way so close to Arlington Heights Road. She also urged good buffering for the units which would be facing the busy corners of Fremont Way and Arlington Heights Road. She commented that if a spine road is not feasible, either Alternate Plan 1 or 2 appears to be acceptable. Commissioner Rosenston stated this is a very nice product at a good price range. He said he is concerned that if a through street is used instead of the cul-de-sacs it may have fairly severe curves to discourage cut-through traffic. He indicated that he favors a plan with strong aesthetics and problems with snow removal would probably only occur three to four times per year. He inquired about the length of the driveways in front of the garages. Mr. Buster said the driveways would comply with the required front yard standard of 25 feet in the R-9 District. Commissioner Rosenston commented that sometimes people park over the sidewalk instead of on the private driveway. He said it is very important that the site plan provide adequate guest parking to avoid problems with congestion and illegal parking. Commissioner Genell stated that she likes the cul-de-sac design. She asked what percent of the plan is allocated for open space. Mr. Nelson stated that the original plan provided 66 percent of the site as open space. He said he has not calculated the percent Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 11 of open space for Alternates 1 and 2, but he thinks it would be 60 percent or slightly less. Commissioner Genell expressed concern with the density of the project and noted that she would prefer that the density remain at PD-6. She also concurred that lack of guest parking is a major concern. Commissioner Samuels asked if there is any concern by the Fire Department regarding the long length of the cul-de-sacs. Mr. Pfeil stated that he would confer with the Fire Department regarding this issue, but the initial comments by the Fire Department did not cite the cul-de-sacs as a major concern. Commissioner Samuels stated that it may be preferable to use a loop road going back to Fremont Way that could provide areas for clustering the buildings around private driveway areas instead of public cul-de-sac streets. He also agreed that there is a need for additional parking if possible. He suggested that it might be possible to have additional parking along Fremont Way. He commented that this is a well planned project which would work well with the proposed density even if it is somewhat higher than the Comprehensive Plan designation of Planned Development - 6. He noted that when this site was reviewed during preparation of the 1992 Comprehensive Plan the Plan Commission discussed the need for flexibility concerning density to achieve an excellent land plan, and the PD-6 designation was not meant as a firm ceiling on the density. He said he is concerned, however, that the plan as proposed cannot achieve the PD-6 upper limit of seven units per acre even with various site plan amenities. Mr. Nelson said that if it is assumed that the site has to be a PD-6 development, then it is correct that the proposed plan is slightly higher than the maximum density allowed by the Residential Planned Unit Development standards for a PD-6 development. Mr. Pfeil noted that the PD-10 designation in the Zoning Ordinance allows a density range of 7 to 10 dwelling units per acre. He said that the proposed plan is 7.5 units per acre, which is a little above the maximum of PD-6 and at the lower end of the PD-10 designation. He commented that the proposed R-9 zoning is needed because some of the buildings would have more than 4 attached units. Except for this characteristic, the site could be zoned in the R-8 District. R-8 zoning is generally used for townhouse developments, while R-9 is usually needed for various condominium and apartment projects. He noted that the PD-6 and PD-10 designations use ranges for density depending on site plan elements, and the proposed plan is very close to a PD-6 development in its layout and density. Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 12 Commissioner Samuels said that based on these comments, he believes that the proposed density is acceptable for the site, assuming that the final land plan will provide the site planning elements that are typical of high quality projects. Commissioner Berman said that the proposed land plans are creative and the product is attractive. He indicated that he would like to see alternative street layouts to address the issues raised by the Public Works Department and the concerns of the Plan Commission. He also inquired if the garage unit on the handicapped accessible unit would be large enough to store the type of van used by handicapped individuals. He asked if the building plans could be altered to provide larger one-car garages if necessary. Mr. Buster stated that a large enough garage is not specifically required by HUD which happens to be one of the downfalls of the HUD regulations. He said that the proposed one-car garages would not accommodate a large van type vehicle, and handicapped persons would have to park large vehicles on the driveway. He said that if the building plans were changed to provide larger one-car garages, the mass of the buildings and window placement would be affected. Chairman Silbernik summarized the major land planning issues to be addressed for the second workshop: 1. Alternative street design to look at "undulating spine road" through the site rather than the use of cul-de-sac streets 2 . Additional guest parking to be provided if possible Mr. Freedman commented that the spine road could reduce the number of units on the site, and the project may not be feasible if density has to be reduced. Mr. Nelson commented that the plan now provides 49 guest parking spaces, and this should be very adequate for a development of 95 multi-family units. He said it is not desirable to pave areas for additional parking that is not really needed. Commissioner Rhodes inquired if many children are anticipated in the development based on the marketing feasibility analysis conducted by Concord. Mr. Buster stated that very few children are projected to live in the proposed development. Commissioner Goldspiel noted that he would like to see additional building elevations at the next meeting to get a better understanding about the overall design of the project. Jim Stops, 1002 Fremont Way, stated that for safety reasons, a Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 13 through street or undulating spine street may very well be necessary. He noted that there had been a garage fire in one of the multi-family units at the Crossings this past summer, and it was fortunate that the area was accessible for emergency vehicles from two directions. He also noted that parking can become a problem in developments when adult children come back to live with their parents. He said this type of living arrangement is occurring more often now because of economic conditions and the high cost of housing relative to the incomes of young adults. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil stated that there would be a public hearing on the proposed administrative building addition at Fire Station No. 26 on October 28, 1992. The meeting on November 4, 1992 would have a workshop for the Reservoir No. 6 expansion and another workshop for the Manchester Greens re-plan for the villa homes. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS Commissioner Krug asked that some consideration be given to improving safety for school children at the corner of Arlington Heights Road and Bernard Drive. He noted that there is a fence along Arlington Heights Road north of Bernard Drive but the lack of a fence south of Bernard Drive seems to present a problem for the school crossing guard trying to control school children waiting to cross the street. ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Samuels, and carried unanimously to adjourn. Chairman Silbernik adjourned the meeting at 10: 10 p.m. Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 14 Respe tfully ,resented, Fay I ub% , ;Recording Secretary APPROV MARTIN SILBERNIK, Chairman Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 15