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1992-11-18 - Plan Commission - Minutes APPROVED REGULAR MEETING BUFFALO GROVE PLAN COMMISSION November 18, 1992 Concord Development, The Crossings Site, Arlington Heights Road/Fremont Way - Rezoning to R-9 P.U.D. and Preliminary Plan -- Workshop #2 Buffalo Grove Park District - Grove (Woodland) Park Southwest Corner of Buffalo Grove Road/Route 22 Special Use in an R-1 District 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. Rhodes Mr. Rosenston Mr. Samuels Ms. Genell Mr. Berman Commissioners absent: Mr. Krug Ms. Howard Also present: Mr. Lawrence M. Freedman, Ash, Anos, Freedman & Logan Mr. Jon E. Nelson, JEN Land Design, Inc. Mr. Douglas Buster, Bloodgood Sharp Buster Mr. Michael Rylko, Director, Buffalo Grove Park District Mr. Richard J. Kepshire, Lindley & Sons, Inc. Mr. Loren Thorstenson, Qualite Sports Lighting, Inc. Ms. Martha Weiss, Buffalo Grove Park District Mr. Robert E. Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Rhodes to approve the minutes of the Regular Meeting of November 4, 1992. Commissioner Samuels noted one spelling error on page 11 to be corrected to the word "parking". All Commissioners were in favor of the motion as amended and the motion passed unanimously with Commissioners Rhodes, Rosenston and Genell abstaining. Buffalo Grove Plan Comm-Regular Meeting-November 18, 1992-Page 1 it COMMITTEE AND LIAISON REPORTS Commissioner Berman reported on the Village Board meeting of II' November 16, 1992, stating that the only matter discussed pertaining to planning was the pot belly pig issue. The Board declined to refer this matter to the Plan Commission. CONCORD DEVELOPMENT, THE CROSSINGS SITE, ARLINGTON HEIGHTS ROAD/ FREMONT WAY - REZONING TO R-9 P.U.D. AND PRELIMINARY PLAN WORKSHOP #2 Mr. Lawrence Freedman introduced Mr. Jon Nelson to discuss the changes made to the previous plan in response to the Plan Commission's comments at the first workshop. Mr. Nelson stated that he has designed two concept plans in response to the Plan Commission's comments at the previous workshop. He stated that both plans are designed to specifically address the concerns relative to alternate access for the northern cul-de-sac, reducing the number of one car garage units and increasing guest parking. Mr. Nelson stated that one plan proposes a loop through street with two connections to Fremont Way on the north portion of the site, and a cul-de-sac aligned with Providence Lane on the south portion of the site. The other plan retains the three cul-de-sac layout, but the north cul-de-sac is now aligned with Bristol Lane. The plan with the loop street proposes 44 one-car flats and 48 townhomes; the three cul-de-sac plan proposes 44 one-car flats and 51 townhomes. The original plan had 54 one-car flats and 41 townhomes. Mr. Nelson stated that he has adjusted the detail within the cul- de-sac so that there are no longer any back-to-back parking spaces. This should expedite snow plowing operations by the Village. He noted that visitor parking has been increased on both revised plans, and there are now a minimum of 53 visitor parking spaces scattered throughout the development. This substantially increases the parking ratio above the Zoning Ordinance requirement, and does not include any additional on-street parking. 1 Mr. Nelson noted that the building setback along Arlington Heights Road has now been reduced from 50 feet to 35 feet on both revised plans. He stated that in developing the loop street plan, three residential units have been eliminated. He commented that the amount of open space is essentially the same on both plans. Mr. Nelson also noted that the revised plans re-orient several buildings on the north portion of the site. In several locations the rear yards along Fremont Way are less than 35 feet, which is Buffalo Grove Plan Comm-Regular Meeting-November 18, 1992-Page 2 the rear yard requirement in the R-9 District. He commented that in order to bring about the desired animation to the buildings on the site plan, some of the buildings have been shifted and re- oriented, and this may create some problems with required rear yard setbacks. Mr. Nelson stated that he prefers the three the cul-de-sac plan in terms of livability and orientation of the buildings and open spaces. Commissioner Goldspiel asked if the idea of a single street running through the property had been analyzed. Mr. Nelson stated that he evaluated the spine road concept, but this design creates more units that back onto the primary street system. Also, the street at the south end of the site does not lend itself to an exit from the development onto Heritage Place because of the location of other streets in this area and the need to provide a break in the median on Heritage Place. Commissioner Goldspiel asked Mr. Nelson if required separations are being provided between buildings on the two plans. Mr. Nelson stated that required building separations are provided in compliance with the Village's P.U.D. standards. Commissioner Goldspiel asked how many rear yards would not meet the 35-foot requirement. II Mr. Nelson stated that there are four locations on each plan where a point of a building encroaches in the required rear yard setback. Commissioner Goldspiel stated that he prefers the loop street plan because it gives a much nicer neighborhood feel and integrates the g g different areas of the site better than the three cul-de-sac plan. He also stated that it would be a good idea to create a pedestrian path system connecting different parts of the development. II Mr. Nelson agreed that the south cul-de-sac could be connected to the area to the north with a pathway. Commissioner Goldspiel asked if it would be possible to trade off the full sidewalk on two sides for some kind of internal communication system on the three cul-de-sac plan and provide some sort of access onto Arlington Heights Road. Mr. Nelson stated that the tendency would really be to come through the development and connect out at some point. Commissioner Goldspiel noted that he is strongly in favor of the loop street plan as it appears at this time unless something can Buffalo Grove Plan Comm-Regular Meeting-November 18, 1992-Page 3 be done with a pedestrian pathway system for the cul-de-sac plan. Commissioner Rhodes complimented Mr. Nelson on increasing visitor parking on the two alternate plans. He noted that he also prefers the loop street plan but stated that the rear yard setbacks should meet the minimum zoning requirement. He inquired about how the site plans address the concerns of the Director of Public Works regarding snow plowing. Mr. Nelson stated that Public Works pushes the snow out of the right-of-way, and in some cases this will mean that the snow will be put into the parking spaces in the parkway. He noted that the detail within the cul-de-sac islands has been modified to allow the snow to be stored without blocking parking spaces. If snow removal is considered to be a problem by the Village for the northeast "eyebrow" area, he suggested that the area be designed as a private driveway. He noted that if this area is private, it would allow greater flexibility in reconfiguring the plan and increasing rear yard areas for some buildings. Commissioner Rosenston stated that he also prefers the loop street plan, and he agreed that it would be a good idea to link the north and south parts of the site with a pedestrian system. He said he likes the concept of the "eyebrow" street areas being private to allow modification of building setbacks and eliminate some the Village's concerns about snow removal. Commissioner Genell asked about the open space ratio on the original plan compared to the revised plans. Mr. Nelson stated that the original plan had about 66 percent of the site area as open space, and the two revised plans have approximately 60 percent of the site area as open space. Commissioner Genell asked how many dwelling units are contained in each building. Mr. Nelson stated that the buildings would be a mix of 3, 4, 5 or 6 units per building. Commissioner Samuels stated that he also prefers the loop street plan. He noted that he is not in favor of making the "eyebrow" areas of the street system private if this would result in poor maintenance of the pavement or inefficient private snow removal. He also stated that he would like to see some sort of connecting./ walkway system through the development. Mr. Nelson stated that concerning the private street idea, his design concept for the circular "eyebrow" areas of the street is to maintain a 27-foot wide pavement, but delete the sidewalk. This would allow for an additional 13 feet to be used for building setback areas. This private area of the street system would be Buffalo Grove Plan Comm-Regular Meeting-November 18, 1992-Page 4 maintained by the homeowners association. He commented that he does not think the association would have any problem adequately maintaining the pavement and removing snow. Commissioner Samuels said that if pavement maintenance and snow removal for the private areas of the street system can be adequately handled, he would withdraw his objection to the concept of privatization. Commissioner Berman noted his preference for the loop street plan. He stated that he would like to see the required setbacks be provided for the buildings along Fremont Way. He also commented he would like to see an internal walkway linking the different areas of the development. Chairman Silbernik asked for clarification of the memo sent by Mr. Boysen of Public Works. Mr. Pfeil stated that Public Works seems to have a particular problem with perpendicular parking in the parkway because snow will be plowed into the parkway, and vehicles parked in these areas may be blocked in by the snow. Chairman Silbernik stated that he prefers the loop street plan and noted that he realizes that losing two units may affect the market price of the other units and make the development less affordable than the developer's original plan. Mr. Nelson stated that he has tried to keep the number of one-car flat units to a minimum because of the Village Board's comments concerning the plan. Commissioner Goldspiel stated that he thinks the Board's concern about the flats was more in terms of a possible parking deficiency on the site than the type of dwelling unit. The Commission concurred that the plan should be scheduled for a public hearing for the loop street plan, with modifications concerning the "eyebrow" areas of the loop street. Mr. Dave Mattis, 1463 Chase Court, noted that the Crossings development does not have sidewalks on both sides of the street, and this design seems to work well. He also requested that every effort be made to maintain standard setback requirements for the units at the northwest corner of the site. Harriet Shaw, 1410 Fairfax, stated that this development could bring as many as 180 more vehicles to the area, and this will make traffic in the area even more difficult to contend with. She said she experiences difficulty in getting out onto Arlington Heights Road from Fremont Way. She noted that the left turn from Fremont onto Arlington Heights Road is already very difficult during rush Buffalo Grove Plan Comm-Regular Meeting-November 18, 1992-Page 5 hours and asked if a traffic light could be installed to alleviate the situation. Side said exiting the Crossings at old Route 53 is also difficult during rush hour traffic. Chairman Silbernik stated that a memo from the Village traffic consultant concludes that the proposed residential development represents a significant reduction in the projected traffic volumes generated by the site compared to the previously approved shopping center plan. He commented that traffic signals on Arlington Heights Road are a matter for the Village Board. Mr. Mattis stated that when the widening of Route 83 occurs, IDOT will be installing a traffic signal at Old Route 53 . Mr. Ray Charlette, 962 Burgess Circle, stated that the loop street plan is a good design, and the walkway between areas of the site is a good idea. He commented that the traffic signal at Route 83 and Arlington Heights Road has a right turn green arrow for southbound Arlington Heights Road traffic, and this is partially the reason that it is difficult for traffic on Fremont Way to get onto Arlington Heights Road. He said that after the Route 83 project is completed, IDOT will evaluate the effect of the traffic signal at Old Route 53 and determine if the right turn green arrow at 83 and Arlington Heights Road is still necessary. BUFFALO GROVE PARK DISTRICT - GROVE (WOODLAND) PARK, SOUTHWEST CORNER OF BUFFALO GROVE ROAD/ROUTE 22 - SPECIAL USE IN AN R-1 DISTRICT AND PRELIMINARY PLAN -- WORKSHOP #1 Mr. Rylko, Director of the Buffalo Grove Park District, summarized the history of the site stating that the Park District acquired the 20 acres of land at the southwest corner of Route 22 and Buffalo Grove Road. Negotiations with School District 96 resulted in a land exchange wherein the school district purchased 5 acres of property adjacent to Busch Grove Community Park which it traded for 6 acres of the proposed Woodland park site. The Park District's total acreage is 14.08 on the southwest corner of Route 22 and Buffalo Grove Road and the proposed development is for 10. 6 acres of the site. Approximately 3.04 acres of the site is allocated for stormwater detention and a small portion of the parking area. School District 96 is responsible for construction and ongoing maintenance of the parking lot. The lot will be a joint use and the school has guaranteed use of school facilities several nights per week for park district activities. Mr. Rylko stated that the parking lot will consist of 140 stalls as well as 6 handicapped parking stalls. Mr. Rylko stated that the Park District has received a $200, 000 matching grant from the Illinois Department of Conservation. The time frame for construction includes bidding within the first two weeks of January 1993, Park Board approval of the bids in February Buffalo Grove Plan Comm-Regular Meeting-November 18, 1992-Page 6 and the start of construction in April. II Mr. Richard Kepshire of Lindley & Sons, Inc. , stated that a number of uses have been identified for the site. The main feature would be the complex of play apparatus, tennis courts, basketball courts and a sand volleyball court in the center of the site. The north end of the site would be used for a regulation size baseball field. A soccer field could be laid out in either a north-south direction or east-west direction on the baseball field. The south end of the site would have two softball fields for little league type ball and softball. Most of the activity will occur in the central area of the site. He noted that this area is located as far as possible from the residential areas to the south and west, and the residential areas will be screened with berms and landscaping. Mr. Kepshire stated that the site drains from west to east. It will be necessary to do extensive grading at the north end of the site in order to provide a reasonable slope for the baseball and soccer field area. It will also be necessary to modify the grading in the central area of the site to accommodate a reasonable slope in transition from the west end to the east end and still maintain handicapped accessibility to both the play area on the west and all parts of hard surface areas. The south end will require only slight grading to eliminate some existing inconsistencies in the topography. Additional berming is proposed along the south end of the property line to further provide screening and buffering between the residential area and the softball area. Berming will also be provided along the westerly side of the site adjacent to the more intensive use area in the center of the site. Mr. Kepshire noted that the park will have a path system which will circle the perimeter of the property and make a connection to the existing public sidewalks along Route 22 and Buffalo Grove Road. Mr. Kepshire explained that lighting is proposed for the tennis courts, basketball courts and volleyball area. He stated that with the new type of lighting fixtures that are now available for sports lighting the Park District believes that outdoor lighting for evening activities can be incorporated into the plan with no adverse impact on adjacent properties. Mr. Loren Thorstenson of Qualite Sports Lighting Inc. , stated that the technology in sports lighting has changed dramatically in the past several years. There will be a four pole system on the tennis courts, 3 poles on the basketball court, of which 2 poles will be shared with the tennis courts, and 2 poles for the volleyball courts for a total of 7 poles on the site. There will be 20 fixtures with varied mounting heights. The tennis courts would have 40 foot mounting heights and the basketball and volleyball courts would have 30 foot mounting heights. He stated that 1, 000 watt metal halite fixture would be used with visors. These fixtures are now manufactured so that they offset the fixture Buffalo Grove Plan Comm-Regular Meeting-November 18, 1992-Page 7 where the lamp is installed. The lamp is now mounted off center so that much more light can be controlled and aimed directly onto the field, eliminating sky glow. Mr. Thorstenson then distributed photographs of a light ball field at Lake Park High School. Mr. Thorstenson stated that the contour plot of the site indicates that at the boundary lines of the site, there are zero foot candles with virtually no light levels. Time clocks can also be installed for automatic shut off. Mr. Rylko stated that user activated switches would be installed for the lights. The lights would be on for an hour after activation, but all lights would be automatically shut off at 10: 30 p.m. Chairman Silbernik stated that he is not concerned with the spillage of foot candles which he understands can be controlled very well. He stated that his concern is with the appearance of the light on a 40 foot pole for residents sitting in their backyard or motorists driving on the adjacent roads. He noted that coming west bound on Lake Cook Road with lights on at Emmerich Park, the light can be picked up as far east as Milwaukee Avenue. This would be a very disconcerting problem in a residential neighborhood such as the area adjacent to Grove Park. He further stated that a number of other park districts have a less intensive lighting system that provides a less intrusive impact on the neighborhood. Chairman Silbernik also noted his concern that there be sufficient parking for this facility as there is no other area for parking near the site because it is bordered by Buffalo Grove Road and Route 22 . He stated he likes the concept plan for the park but that these two concerns would have to be carefully addressed. Mr. Thorstenson stated that with the redesign of the reflector and the addition of the visor on the lighting fixtures the light can be adequately controlled. The visor will take out the glare of light because it cuts across the arc tube of the lamp. Chairman Silbernik stated he would still like to see some information on other systems which would minimize the glare or reflection of light. Mr. Rylko stated that in regard to the parking situation there would not be soccer and baseballs games going on at the same time, and he believes there is definitely sufficient parking for the site. He also stated that there is no street access to Route 22 , and this will help manage traffic circulation and parking on the site. He stated that the nearest residence on the south end of the site is 440 feet from the closest lighted activity area. I Commissioner Goldspiel noted his concern with the pathway running Buffalo Grove Plan Comm-Regular Meeting-November 18, 1992-Page 8 immediately adjacent to the curb of the parking lot. He stated that there will be a great deal of bicycle traffic since this path ties into a bikepath. He stated he would like to see this path pulled back a few feet from the parking lot access aisle. Mr. Rylko stated that the path cannot be pulled further south as it would place the path too close to the detention basin and side slope. Commissioner Goldspiel asked if the paving could be pulled a few feet north. Mr. Rylko stated that the parking lot curbing is already in. Commissioner Goldspiel stated there seem to be a lot of fixtures and poles for lighting a relatively small area. Mr. Thorstenson stated the tennis courts would have 4 poles with 2 fixtures on each pole. The basketball would have 3 poles with 2 fixtures on each pole. Mr. Rylko stated that there is a discrepancy in the number of poles on the plan. The architect's plans show 2 poles on the east side of the basketball court, although the lighting engineers state that only one pole is required. Commissioner Goldspiel inquired how many people would be using this facility if all the lighted courts are being used at the same time. Mr. Rylko stated that approximately 52 people would be present if all the lighted activity areas are being fully used. Commissioner Rhodes stated that this park facility is very much needed in Buffalo Grove. He also inquired if the drainage system includes the parking lot. Mr. Kepshire stated that the parking lot drainage discharges into a structure at the southeast corner of the detention basin. Commissioner Rhodes stated he would like to see the parking lot plans at the next workshop. He further stated his concern with lighting for this facility although a nighttime facility is needed in the Village. He asked if there would ever be a conflict with school usage and park usage concerning the parking area. Mr. Rylko stated the Park District's programs begin after school is over and should not be in conflict with any school activities. Chairman Silbernik stated there would be sufficient parking under the worst case scenario of park usage. The exception may be school programs at night such as open house or musicals which only occur Buffalo Grove Plan Comm-Regular Meeting-November 18, 1992-Page 9 three or four times per year. Commissioner Rosenston asked how far the nearest residence is on the west side of the site. He agreed that this type of facility is needed in the Village. Mr. Kepshire stated that the closest house is approximately 220 feet from the nearest light. Commissioner Genell noted her concern with the piecemeal planning by School District 96 and the Park District. She stated she would prefer to see the plans for the entire development at one time so that the Plan Commission might offer its input. She asked if the ball fields would be used in the evening and if there would be any kind of public address system. Mr. Rylko stated the ball fields would be used only until dark and no lighting has been proposed for the fields. He stated that no public address system is proposed for the park. ' Commissioner Genell inquired if the neighbors have been notified of these plans. Mr. Rylko stated that there had been several Park Board meetings that residents had attended concerning this facility. He said that all adjacent property owners would be notified when the Plan Commission conducts the public hearing concerning the special use request for the park. Commissioner Genell inquired if the detention area is subject to the Lake County stormwater management ordinance. Mr. Pfeil stated that this detention facility was in place prior to the ordinance and therefore would not be affected by same. Commissioner Samuels inquired if there would be any bathroom facilities provided in the park. Mr. Rylko stated that no bathroom facilities are contemplated due to the limited budget for the project. Commissioner Samuels stated that the size of this facility seems to require some sort of restroom facilities. Mr. Rylko stated that they might be able to propose something in the future, but with the limitations under the State tax cap and the tight budget, there is no way to install bathroom facilities. Commissioner Samuels stated that the Park Board should give serious consideration to providing restrooms, and even portable facilities would be better than no facilities. He stated that he thinks the lighting question has been sufficiently addressed by the lighting expert. In order for the park to be available for the Buffalo Grove Plan Comm-Regular Meeting-November 18, 1992-Page 10 entire community, it is reasonable that lighting be used to accommodate nighttime users who work during the day. Commissioner Berman stated that bathroom facilities are a must at the site. He further stated that he is greatly concerned with the budget amount allocated for landscape screening. He stated that insufficient landscaping would be a great detriment to adjacent properties. He further noted that he would like to see the lighted facilities moved as far as possible from adjacent homes, and he asked if it would be possible to shift the baseball diamond orientation and move the volley ball courts farther north. Mr. Rylko stated that flipping the plan would result in an adverse drainage situation wherein the ballfield would not dry sufficiently. Commissioner Berman stated that in consideration of the residents somethingcould be done alongthese lines despite the perhaps P drainage aspects for the ballfield. Commissioner Berman asked if the school district would also be using the facilities. Mr. Rylko stated the facilities would be used by the school during recess and for gym classes. Commissioner Berman noted his concern with the parking lot being so close to the park facilities and the danger that poses, especially for children. He suggested islands or separations be used in the parking lot. Mr. Rylko stated that island have been installed in the parking lot. Chairman Silbernik stated that the issues which needed to be addressed are as follows: 1. Moving the bikepath away from the access aisle in the parking lot. 2 . An evaluation of alternate lighting fixtures to minimize glow. 3 . Providing restrooms or portable facilities. 4 . Add the parking lot to the site plan. Commissioner Goldspiel noted that there are two different issues concerning the lighting. One issue is the foot candles and spillage and the other is the glare of the lighting. More information on the glare as opposed to spillover lighting would be appreciated. Commissioner Rosenston stated that as more information comes in Buffalo Grove Plan Comm-Regular Meeting-November 18, 1992-Page 11 from the Park District it is important that the Plan Commission be made aware of what can still be changed and what is definitely unchangeable. Chairman Berman noted some concern with the proximity of the backstop of the baseball field to the children's playlot and the possibility of injury to small children. Mr. Rylko stated that they have proposed an arched backstop and a 10 foot high sideline fence. The asphalt between the two facilities would also serve as a buffer especially since bicycles and pedestrians would be moving along the asphalt. Dr. Jerry Loeb, 2314 Birchwood Ct. , stated that the residents of the area had raised the same issues to the Park District as the Plan Commission has been discussing, and the Park District had ignored the residents. He stated that the residents are concerned with the concentrated use, the lights and the number of amenities in the park. He further stated that one issue not brought up at this meeting is the amount of noise engendered by people using the lighted facilities. He said that the number of facilities and their simultaneous use would create a great deal of noise. He further stated that the landscaping issue is of great concern to the residents. The size of the trees that are intended are not sufficient for buffering adjacent properties. He stated that the last plans for the parking lot which he had been shown provided only 105 parking spaces which is a discrepancy with what Mr. Rylko had presented to the Commission. Bruce Kolman, 2312 Birchwood Ct. , stated the residents had worked with the Park District and had managed to get them to drop plans for a driving range and miniature golf course. He further noted that the residents had discussed an alternate plan with the Park District that resulted in a plan that had fewer activity areas what is now being proposed. He said it appears that the Park District developed a different plan without input from the adjacent residents, and presented the new plan to the State for a development grant. He said that the residents are willing to work with this new plan, but so far the Park District has not included them in the planning process. Commissioner Goldspiel stated that what is proposed seems to be a much less intensive use than miniature golf, driving ranges or batting cages. Chairman Silbernik stated that except for the lights and possible noise issues, this plan is much less intensive than the one that proposed a miniature golf course or a driving range. Mr. Kolman stated that the Park District is entirely inflexible to any compromise as requested by the residents in terms of possibly reducing even one amenity from the proposed plan or less lighting Buffalo Grove Plan Comm-Regular Meeting-November 18, 1992-Page 12 or different positioning of some of the amenities. Dr. Loeb stated that any suggestion to the Park District to change anything within the plan has been ignored because it puts the State grant money in jeopardy. Martha Weiss of the Park District stated that a better rating was received on the State grant application due to the fact that the proposed amenities are proposed for the community. If amenities are removed from the plan then the park development will not be as responsive to overall community needs for a variety of recreational facilities. Ms. Weiss stated that landscaping is a top priority for this plan, and if anything were to be eliminated, it would be the lighting. Chairman Silbernik stated that the Plan Commission has an obligation to review this plan as presented. The Commission may have recommendations concerning re-positioning of the elements of this plan to minimize impacts on adjacent properties and other suggestions concerning elements such as lighting. The Commission's responsibility is to review the plan and make a recommendation to the Village Board to either accept or reject the plan as presented at the public hearing. He noted that the adjacent residents will have an opportunity to voice their opinions at the public hearing. George Rothermel, president of the Woodlands homeowners association, asked what the setback is for the basketball and volleyball courts from Buffalo Grove Road. Mr. Kepshire stated the setback is approximately 450 feet. Suzie Berkun, 5542 Oak Grove Circle, Long Grove, stated that there is a 20-30 foot deep privately owned pond directly west of the proposed playground area, and this poses a great danger to children. Harley Freed, Oak Grove Circle, Long Grove, noted that the pond extends to the line of the recreation area being proposed. The playlot is literally the closest part of the park to the pond. He stated he does not know if berming would be sufficient to keep children away from the pond. Commissioner Berman suggested moving the home plate of the baseball field to the northwest corner of the park site and shifting the locations of the lighted facilities to allow the playground to be shifted away from the west side of the park. Commissioner Samuels asked if the in LongGrove has a pond standard safety ledge. He also inquired if the possibility of fencing around the entire park facility had been investigated. Mr. Rylko noted that he would call the Village of Long Grove to see what safety design was used for the pond. He said the Park Buffalo Grove Plan Comm-Regular Meeting-November 18, 1992-Page 13 District does not fence the perimeter of any of its parks, and this type of fencing is an expense that provides little benefit to park users. Commissioner Rosenston stated that he is disturbed with the lack of information available about adjacent land uses, and would like to see more details of the housing and pond in Long Grove west of the park site. He would also like to see a detail of the bleacher locations for the baseball field to see how it relates to adjacent residences. The Commission concurred that a second workshop is needed prior to a public hearing for the Grove Park plan. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil stated there is a meeting scheduled for December 2, 1992 . This meeting will include public hearings for the Reservoir No. 6 improvements and for the re-plan of Manchester Greens. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS - None ADJOURNMENT Moved by Rosenston, seconded by Rhodes, and carried unanimously to adjourn. Chairman Silbernik adjourned the meeting at 10: 15 p.m. it RespPctfully,, ubmitted, 7 I Fay R in; Recording Secretary APPROV MARTIN SILBERNIK, Chairman Buffalo Grove Plan Comm-Regular Meeting-November 18, 1992-Page 14