1992-12-16 - Plan Commission - Minutes APPROVED
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
December 16, 1992
Concord Place, The Crossings Site, Arlington Heights
Road/Fremont Way - Rezoning to R-9 P.U.D.
and Preliminary Plan
Chairman Silbernik called the meeting to order at 7: 30 p.m. in
the Municipal Building, 50 Raupp Boulevard, Buffalo Grove,
Illinois and read the Notice of Public Hearing as published in the
Buffalo Grove Daily Herald. Chairman Silbernik explained the
format of the public hearing and swore in persons who were to give
testimony at the hearing.
Commissioners present: Chairman Silbernik
Mr. Goldspiel
Mr. Krug
Mr. Rosenston
Mr. Samuels
Ms. Genell
Mr. Berman
Commissioners absent: Mr. Rhodes
Ms. Howard
Also present: Mr. Lawrence Freedman, Ash, Anos, Freedman
& Logan
Mr. Jon E. Nelson, JEN Land Design, Inc.
Mr. William Cihon, Bloodgood Sharp Buster
Mr. Bill Rotolo, Concord Development
Corporation
Mr. James Koehler, Cowhey Gudmundson Leder
Mr. Charles Hendricks, Village Trustee
Mr. Richard Kuenkler, Village Engineer
Mr. William Raysa, Village Attorney
Mr. Robert E. Pfeil, Village Planner
The following exhibits were presented by the petitioner at the
public hearing:
Exhibit A: Aerial view of proposed site
Exhibit B: Preliminary Plan presented at workshop on
November 18, 1992
Exhibit C: Preliminary Plan dated November 23 , 1992
Exhibit D: Preliminary Floor Plan
Buffalo Grove Plan Comm-Public Hearing-December 16, 1992-Page 1
Mr. Nelson said that the plan calls for 44 condominium units which
is 10 fewer than originally proposed and the parking ratio has
remained constant at 329 spaces including 53 visitor spaces. The
ratio of visitor spaces to dwelling units is 0.58, and the overall
parking ration is 3.62 parking spaces per dwelling unit. Mr.
Nelson said these ratios are higher than the ratios achieved in
similar developments. He said that the site has just over 61 per
cent of its area in open space.
Mr. William Cihon of Bloodgood Sharp Buster discussed the various
proposed floor plans stating that the plan consists of five
different floor plans ranging in size from 1, 250 square feet to
1, 650 square feet. He stated the price range of the units would
be from $130, 000 to $160, 000.
Mr. Cihon noted that the flat over flat design is a ranch model
which would allow for handicapped accessibility. Unit A is a two
bedroom unit with a one car garage, Unit B is a two bedroom unit
with den. Both of these units have separate entrances and one car
garages. Unit C is a two story model consisting of two bedrooms
with loft and a two car garage. Unit D is also a two story model
with two bedrooms, two car garage and a third bedroom option.
Unit E is a two story plan consisting of three bedrooms with loft
and a two car garage.
Mr. Cihon stated that the units are configured in buildings which
are attractively and sensibly massed. The front elevations are
mainly a one story element with extensive use of dormers to break
up the large roof mass. The site plan is enhanced by the recessed
areas of the buildings and the use of offsets for certain units
which breaks up the building masses.
Mr. Cihon further stated that the exterior materials used on these
buildings will consist of brick and stone accent with cedar siding
accents and aluminum siding and asphalt shingles.
Commissioner Goldspiel asked if it would be possible to include a
walkway from the cul-de-sac to Heritage Way.
Mr. Nelson stated that such a walkway could be provided.
Commissioner Goldspiel inquired if all Village standards have been
met with respect to the wet retention area.
Mr. Koehler of Cowhey Gudmundson Leder, Ltd. stated that the
detention area conforms to all requirements in that it will be 15
feet deep with a 12 foot safety shelf and a 6: 1 side slopes on
grass areas.
Commissioner Goldspiel inquired if the pond would require
aeration.
Buffalo GroveHearing-December
Plan Comm-Public Hearing December 16, 1992-Page 3
Mr. Koehler stated that the pond would have an aerator.
Commissioner Goldspiel asked what the distance is from the
permanently wet area to the nearest home.
Mr. Koehler stated that the nearest home, which is Building #8,
was 50 feet from the edge of the pond.
Commissioner Goldspiel inquired how the volume requirements of the
pond had been calculated.
Mr. Koehler stated that the volume will comply with the new Lake
County Stormwater Ordinance requirements and will be approximately
25 percent higher than required by the Buffalo Grove's standards.
Commissioner Goldspiel inquired what changes had been required by
the new Lake County Ordinance.
Mr. Koehler stated that the major change is that the release rate
is . 15 CFS per acre which is the allowable rate that this project
would be able to discharge into the storm sewer system. The
Village ordinance uses a two-year storm event to calculate the
release rate in an undeveloped site. Basically the volume that is
being released is being done so at a much slower rate under the
County's ordinance.
Commissioner Goldspiel asked if the grass areas surrounding the
pond would stay wet longer.
Mr. Koehler stated that this would not be the case as generally
the grass area would drain within 24 hours.
Commissioner Goldspiel inquired regarding Mr. Pfeil 's memo dated
December 10, 1992 that the Commission may want to consider the
reduction of visitor parking.
Mr. Pfeil stated that this plan calls for a higher parking ratio
for visitor spaces per dwelling unit than similar developments in
Buffalo Grove. He stated that the plan could probably go down to
a . 50 ratio and still not have a parking problem. This would mean
more green space and less pavement, so the Commission may want to
consider a reduction in the amount of visitor parking.
Mr. Nelson agreed that this proposed development has one of the
highest visitor par
king ratios of any development he has designed.
He noted that some areas on the plan demand more parking spaces
while others could be sensibly reduced.
Commissioner Goldspiel asked Mr. Nelson to think of some
recommendations of spaces that could be moved or eliminated.
Commissioner Krug noted that the retention pond is somewhat close
Buffalo Grove Plan Comm-Public Hearing-December 16, 1992-Page 4
to the sidewalk along Arlington Heights Road and inquired if there
would be any kind of protection provided for people walking along
the road.
Mr. Koehler stated that a 1 to 2 foot high berm would be located
between the pond and the walkway which will become progressively
lower as you go further north.
�./ Commissioner Krug inquired if the streets would be dedicated or
private streets.
Mr. Koehler stated that all streets would be designed to public
standards.
Mr. Nelson stated all streets would be dedicated, and the required
street lighting would be provided.
Commissioner Rosenston stated that he likes the plan. He inquired
if there had not also been some discussion of a walkway on the
northeast corner of the development out toward Arlington Heights
Road. He said that such a walkway is needed and should be
included in the plan.
Commissioner Rosenston noted that possibly some kind of decorative
fencing should be included along Arlington Heights Road adjacent
to the pond.
Mr. Freedman stated that the berming and landscaping will address
the safety issue that is of concern to the Commission.
Commissioner Rosenston noted concern that the development may be
overparked and contain too much pavement. He suggested that some
areas be landbanked to provided future parking if it is determined
that additional parking is needed.
Commissioner Genell inquired if the new Lake County Stormwater
Management Ordinance has any standards relative to the minimum
requirements from the edge of a building to the high water line.
Mr. Koehler stated he does not know for sure.
Commissioner Genell inquired if the 44 one car flats are end
units. She noted concern with the one car units as most families
are two car families.
Mr. Nelson stated that the stack units provide a wide range of
market opportunities. Mr. Nelson stated that in the five unit
building the one car flats are on the end.
Commissioner Samuels asked if there were to be any foundation
plantings.
Buffalo Grove Plan Comm-Public Hearing-December 16, 1992-Page 5
Mr. Nelson stated that the conceptual landscaping plan includes
foundation plantings, but the Appearance Commission has not yet
reviewed the plan.
Commissioner Samuels noted his agreement with the other
Commissioners regarding the need for sidewalks at the north and
south ends of the site connecting to sidewalks along Arlington
Heights Road and Heritage Way. He stated that visitor parking is
very important for this type of development, and all of the
visitor spaces proposed on the plan should be provided in the
initial development rather than use landbanking.
Commissioner Berman said he agrees with Commissioner Goldspiel
regarding the need for the additional sidewalk segments. He asked
if any of the flat dwelling units would be handicapped accessible.
Mr. Nelson stated that it is difficult in this type of development
to know which units should be constructed to be handicapped
accessible, except for the driveways, which could all be built
with ramps. He noted that if a particular buyer requests a
handicapped accessible unit, this could be provided as part of the
initial construction.
Chairman Silbernik asked how the condominium association would be
structured.
Mr. Freedman stated that initially the developer would control the
association. As a certain percentage of the units are sold, there
is a requirement that the association be turned over to the
residents.
Chairman Silbernik asked if the by-laws of the association would
note that if and when additional parking spaces which had been
landbanked were required, the developer would be responsible for
them.
Mr. Freedman stated that there would need to be a time limit set
on the developer's responsibility to build the parking spaces.
Commissioner Krug asked who would maintain the perpendicular
parking on the streets.
Mr. Freedman noted that the association would maintain those
parking areas.
Karen Larson, 1279 Farnsworth, stated that more parking is always
needed in these developments and any kind of land banking would
just be an unnecessary future cost. She noted that there are
never any empty spaces at the Crossings.
Ray Charlette, 962 Burgess, asked if these units would have any
basements.
Buffalo Grove Plan Comm-Public Hearing-December 16, 1992-Page 6
Mr. Rotolo of Concord Development Corporation stated that
basements would not be possible within the price range of these
units and the market does not seem to want them.
Mr. Sandy Victor, 1009 Providence, asked how 7.2 dwelling units
per acre compares to the rest of the area.
Mr. Nelson stated that Heritage Place is at 6 or under as a single
family development. The Crossings is at 5 units per acre as a
single family development and the multi-family development at the
Crossings is at about 6.5 units per acre. He further noted that
this project will add only about 5 percent to the overall density
of the area.
Carl Kroog, 221 Bristol, asked if the storm sewer connection at
Fremont is adequate for the whole area, noting that there is a
small amount of water that goes nowhere and floods many of the
homes in the area.
Mr. Koehler stated that the sewer at that location will be routed
and taken to the proposed retention basin and discharge into the
existing storm sewer on the east side of Arlington Heights Road
which should solve the problem created by the dead end sewer.
Commissioner Goldspiel asked if that flow was taken into
consideration when sizing the retention area.
Mr. Koehler stated that the sewers were sized on a preliminary
basis and that on the final engineering plans this would be
studied more fully and make sure that this sewer would be sized
properly.
Commissioner Goldspiel inquired what this would do to the
retention pond which would be releasing water at a much slower
rate than previously.
Mr. Koehler stated that the calculation pertaining to the release
rate of water from the basin would take all variables into
account. He noted that water from off-site areas would be routed
to bypass the retention facility on the Concord site.
There being no further comments, Chairman Silbernik closed the
public hearing at 8:40 p.m.
Buffalo Grove Plan Comm-Public Hearing-December 16, 1992-Page 7
Res ect ully sulimitted,
/ ' :
Fay Rubin Recording Secretary
APPROVED
c--
TIN SILBERNIK, Chairman
Buffalo Grove Plan Comm-Public Hearing-December 16, 1992-Page 8
•
APPROVED
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
December 16, 1992
Concord Place, The Crossings Site, Arlington Heights
Road/Fremont Way - Rezoning to R-9 P.U.D. and
Preliminary Plan
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 #2
Chairman Silbernik called the meeting to order at 8:45 p.m. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois
Commissioners present: Chairman Silbernik
Mr. Goldspiel
Mr. Krug
Mr. Rosenston
Mr. Samuels
Ms. Genell
Mr. Berman
Commissioners absent: Mr. Rhodes
Ms. Howard
Also present: Mr. Lawrence Freedman, Ash, Anos, Freedman
& Logan
Mr. Jon E. Nelson, JEN Land Design, Inc.
Mr. William Cihon, Bloodgood Sharp Buster
Mr. Bill Rotolo, Concord Development
Corporation
Mr. James Koehler, Cowhey Gudmundson Leder
Mr. Richard J. Kepshire, Lindley & Sons,
Inc.
Mr. D.J. O'Connell, lighting consultant
Mr. Michael Rylko, Director, Buffalo Grove
Park District
Ms. Martha Weiss, President, Buffalo Grove
Park District
Ms. Karen Larson, Buffalo Grove Park
District
Mr. Charles Hendricks, Village Trustee
Mr. Richard Kuenkler, Village Engineer
Mr. William Raysa, Village Attorney
Mr. Robert E. Pfeil, Village Planner
Buffalo Grove Plan Comm-Regular Meeting-December 16, 1992-Page 1
APPROVAL OF MINUTES
Moved by Commissioner Rosenston, seconded by Commissioner Krug to
approve the minutes of the Public Hearing of December 2, 1992
regarding the Reservoir and Pumphouse No. 6 Expansion. All
Commissioners were in favor of the motion and the motion passed
unanimously with Commissioner Genell abstaining. Moved by
Commissioner Rosenston, seconded by Commissioner Goldspiel to
approve the minutes of the Public Hearing of December 2, 1992
regarding Manchester Greens. All Commissioners were in favor of
the motion and the motion passed unanimously with Commissioners
Genell and Berman abstaining. Moved by Commissioner Rosenston,
seconded by Commissioner Krug to approve the minutes of the
regular meeting of December 2, 1992 . Commissioner Rosenston noted
that page 4 needed to add the summary of the vote. All
Commissioners were in favor of the amended motion and the motion
passed unanimously with Commissioner Genell abstaining.
COMMITTEE AND LIAISON REPORTS
Commissioner Goldspiel reported on the Village Board meeting of
December 14, 1992, stating that the two matters of discussion were
the abatement of tax levies which was adopted and the extension of
the financing of the Town Center project.
Commissioner Genell reported on the Village Board meeting of
December 7, 1992, stating that Michael Yablonsky was appointed to
the Commission for Residents with Disabilities, Nancy Gross was
appointed to the Blood Donors Commission. She stated that the
Reservoir and Pumphouse No. 6 plan was passed unanimously. She
further stated that the Board made two Plan Commission referrals.
One referral was for the Computer Discount Warehouse project and
the other was the Rohrman Saturn dealership development on the
Chatham B-3 parcel.
CONCORD PLACE, THE CROSSINGS SITE, ARLINGTON HEIGHTS ROAD/FREMONT
WAY - REZONING TO R-9 P.U.D. AND PRELIMINARY PLAN
Moved by Commissioner Samuels, seconded by Commissioner Goldspiel
to recommend approval to the Village Board of the Petition to the
Village of Buffalo Grove for rezoning from the B-3 Planned
Business Center District to the R-9 Multiple-Family Dwelling
District and approval of a Residential Planned Unit Development
and a Preliminary Plan subject to:
1. Inclusion of a sidewalk section linking to the public
sidewalk along Heritage Way on the south boundary of the
and a section of sid
ewalk linking
property kin the sidewalk at
g
the north area of the property from the parking area
designated between buildings 10 and 12 to the public sidewalk
along the west side of Arlington Heights Road.
Buffalo Grove Plan Comm-Regular Meeting-December 16, 1992-Page 2
Commissioner Rosenston inquired how many spaces would be banked if
landbanked parking was included within the motion.
Mr. Nelson stated approximately 7 or 8 spaces could be
successfully landbanked.
Chairman Silbernik asked for a polling on the landbanked parking
issue. Commissioners Goldspiel and Rosenston favored landbanking;
Commissioners Krug, Samuels, Genell, Berman and Silbernik did not
favor landbanking. Chairman Silbernik stated that the polling was
5 to 2 against the use of landbanked parking.
Commissioner Goldspiel, speaking in favor of the motion, stated
that the change from commercial zoning to residential zoning is in
accord with the Village's 1992 Comprehensive Plan and the
requested zoning is appropriate for the site. He stated that the
slight increase in density over the Comprehensive Plan designation
is appropriate and compatible with the surrounding neighborhoods.
Commissioner Genell stated that the retention area is too close to
Arlington Heights Road at 15 feet from the edge of the sidewalk.
She noted her concerns relative to the traffic impact, the impact
44 single-car flat-garage units would have on parking and the fact
that the units will not have basements.
Commissioner Genell stated that the Comprehensive Plan sets the
goals for the Village and this is not the right time for such a
development in view of the three projects in the Village as yet to
be built-out, namely Town Center, Manchester Greens and
Winchester. She stated that the Village is becoming overdeveloped
and more pressure is being exerted upon the schools and other
service districts. More people means more services and growth
without adequate impact fees is outpacing the need for revenue and
will continue to increase taxes even more radically. She stated
that she believes that the Village should proceed more slowly and
strive to establish a balanced and managed growth pattern.
Chairman Silbernik, speaking in favor of the motion, stated that
Concord is bringing affordable housing to the community, and this
is a significantly better land use than another shopping center
development. He further stated that this is an appropriate use
for the site, and he noted that the parcel is somewhat difficult
to develop because of its location and the adjacent street layout.
Chairman Silbernik called for a vote on the motion and the vote
was as follows:
AYES: Goldspiel, Krug, Rosenston, Samuels, Berman, Silbernik
NAYES: Genell
ABSTAIN: None
ABSENT: Rhodes, Howard
Buffalo Grove Plan Comm-Regular Meeting-December 16, 1992-Page 3
The motion passed 6 to 1.
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 #2
Chairman Silbernik stated that the two main issues involved in the
Grove Park Development project are lighting, and fencing on the
west side of the property relative to the safety of children using
the park with ponds nearby on residential property in Long Grove.
He noted that the focus of the second workshop should be on these
two issues.
Mr. Rylko reviewed the concerns expressed by the Plan Commission
and his response to those concerns in his memo dated December 7,
1992 .
Mr. Rylko stated that an alternate lighting plan has been
developed using 18 foot poles and a shoebox type fixture. This
will, however, double the number of poles needed. Spillover of
light would be totally controlled by the use of the lower
fixtures, and there would not be glare from the bulb fixtures. He
said that the Park Board is recommending the alternate lighting
plan.
Mr. Rylko suggested that the Plan Commission look at the original
park development plan presented at the workshop on December 2nd
for the reasons stated in the pros and cons contained in his memo
dated December 7, 1992. Specifically the reasons for keeping the
original plan are:
1. The bleachers for the baseball field are at least 210 feet
from the nearest residence.
2 . The picnic area is within 300 feet of the parking lot.
3 . The play equipment is located right next to the ballfield
area which allows for parents of young children to keep an
eye on them while their older children are participating in
the baseball game.
4. Berms and trees located on the westerly side of the picnic
shelter and the play apparatus area provide a reasonable
screen between these site features and the residences along
the west side of the park.
5. The original concept plan removes the high activity areas
away from Route 22.
6. The walking/bicycle path system in the original concept plan
provides a centrally located east/west walk which provides
Buffalo Grove Plan Comm-Regular Meeting-December 16, 1992-Page 4
users with two circuits, a perimeter path and a second
circuit that will be approximately half the distance of the
perimeter path.
The negative side of the original concept plan is:
1. Both soccer fields are landlocked, preventing adjustment of
the goals to reduce traffic patterns associated with the
game.
2. Sports lighting will be closer to the majority of the
residences surrounding the park. However, the closest
residence is approximately 220 feet away and a considerable
amount of plant material has been proposed between the sports
lighting and the residence to reduce the impact of the sports
lighting.
3 . The baseball field has .a very limited amount of area adjacent
to the ball field to accommodate pre-game warm-up activities.
Mr. Rylko explained that the alternate site plan places the tennis
courts, basketball courts and volleyball courts on the north side
of the site along Route 22. He said this plan does not work as
well as the original site plan, and there are safety issues such
as tennis balls being hit onto Route 22.
Mr. Rylko stated that they have researched the detention pond on
the Long Grove property and have found that no safety ledge was
installed. However, no fencing or additional berming is being
proposed due to the swale which runs behind those homes.
Mr. Rylko stated that the Park Board believes that the original
concept plan with the alternate lighting plan is the best site
design for the park layout.
Commissioner Goldspiel stated he had been out to the Salt Creek
Park facility and it is a terrific facility, especially the
lighting which is called shoebox lighting and has no protruding
light source. It gives a sharp cutoff and you are not looking at
a bulb at all. He noted that Salt Creek seemed to have somewhat
less light and perhaps this plan contained somewhat more lighting
than necessary. He further noted that Buffalo Grove needs lighted
recreation areas, and based on the Salt Creek example, the
proposed lighting should not affect adjacent properties.
Commissioner Krug stated he would like to see a lighted recreation
facility as long as it does not contain a lighting system such as
the one at Emmerich Park.
Commissioner Rosenston concurred with the other Commissioners
regarding the improvement in the lighting plan. He further stated
he would not be in favor of putting the lighted area closer to
Buffalo Grove Plan Comm-Regular Meeting-December 16, 1992-Page 5
Route 22 which would be hazardous due to the traffic conditions.
Commissioner Samuels stated that the community as a whole needs to
have lighted recreation areas and noted that he prefers the
original design and layout presented by the Park District which
seems to be a well thought out plan with more logical locations
for the various amenities.
Commissioner Berman stated that he prefers the ideas contained in
the alternate plan which will further minimize the impact on the
residents. He noted that with an 80 foot setback from Route 22
there would be minimal traffic or safety hazards. He urged the
Commissioners to consider moving the tennis courts and similar
facilities out closer to Route 22 as opposed to the original plan
which puts the large balifield in this area of the site.
Chairman Silbernik stated that he likes the shoebox lighting
fixture on lower poles proposed as the new lighting plan, and he
said he appreciates the Park's Board's efforts on the lighting
plan. He further stated that he prefers the original concept plan.
He said that the ponds in Long Grove are still an issue, but he
noted since the ponds are on private property, it is not a
situation that Buffalo Grove can control.
The Commissioners agreed that the next step would be the public
hearing on January 6, 1993 .
Bruce Kolman, 2312 Birchwood Court, stated in opposition to the
proposed plan that the proximity of the school building with its
alcoves would provide opportunity for kids to loiter and get into
trouble. He further stated that the tennis court lights will
light up the play area continuously and the resulting commotion
will be deleterious to the neighbors. Mr. Kolman urged that the
Park Board eliminate the little league baseball diamond and move
one of the ball fields farther north. Mr. Kolman inquired if the
Village has the authority to require changes to the site plan.
Commissioner Rosenston said he thinks that the Plan Commission's
primary review authority pertains to the Special Use with respect
to the lighting and not the layout of the park or the amenities.
Mr. Raysa stated that the Village of Buffalo Grove has zoning
powers and the Village has the authority to require the Park
District to petition for Special Use approval for any park
facility, whether there are lights or not. Mr. Raysa noted,
however, that the Park District has a mandate to provide
recreational facilities, and the Village has to exercise its
zoning authority with discretion.
Commissioner Samuels stated that the confusion seems to be
occurring between the issue of community and neighborhood. The
Plan Commission and the Park District must plan for the entire
Buffalo Grove Plan Comm-Regular Meeting-December 16, 1992-Page 6
community and not only one neighborhood. The Park District and
the Plan Commission must then balance the interests of both of
these entities.
Mr. Kolman stated that the Park Board has steadfastly refused to
listen to neighborhood suggestions.
Mr. Rylko stated that in September 1990, Mr. Kolman and Dr. Loeb
came to the Park Board with approximately 100 signatures
requesting that the Board's plan for batting cages, driving ranges
and a miniature golf course be changed to provide for a
neighborhood park with various park amenities. The Park Board then
put together a grant proposal to achieve the kind of amenities
typically provided in an active use park facility.
Karen Larson, Buffalo Grove Park District, stated that the Park
Board held discussions with residents concerning various sketch
plans, but the Board never negotiated an agreement with the
residents concerning a final park plan. She noted that the Park
Board has coordinated design of the facility with School District
96. She said that the park would be the only land that could be
used during the day by the new junior high school and that the
entire physical education department will be using the ball
diamond for their programs. She noted that fields are needed for
programs such as girls softball, so the Park Board cannot
eliminate a field from the proposed plan. She stated that it is
the Park Board's job to balance the needs of the entire community
as well as the needs of the surrounding neighborhood in developing
a workable park plan.
Commissioner Genell asked if the Park District complies with the
Zoning Ordinance and if the correct zoning procedure is being
used.
Mr. Pfeil stated that the Village Board and Park Board agreed two
years ago that if a park is part of an annexation agreement and is
conceptually approved as part of an annexation, the Village does
not need to review the facility as part of a separate Special Use
process. On the larger parks with outdoor lights and various
other amenities, the Village will review the park as a Special Use
to ensure that possible impacts are adequately addressed.
Commissioner Krug noted that the Park District and the Plan
Commission have an obligation to develop land set aside for
recreation to the fullest extent that is practical for the use of
all of the residents in an area.
Commissioner Berman stated that although the Plan Commission may
have limitations on its authority concerning how the Park District
configures the park, the Plan Commission is obligated to examine
the intensity of use and the impact of a park facility on the
adjacent area. He noted that the Special Use criteria of the
Buffalo Grove Plan Comm-Regular Meeting-December 16, 1992-Page 7
Zoning Ordinance have to be met by a petitioner such as the Park
District. He pointed out that one of the criteria for a Special
Use is the effect of the use on the adjacent properties. He said
the Commission should approve a plan that serves the greater good
of community but does not unduly impact the surrounding
neighborhood.
Commissioner Genell concurred with Commissioner Berman's
statement.
Susan Berkun, 5542 RFD, Long Grove asked why there could not have
been some input from the surrounding residents in planning this
park.
Chairman Silbernik stated that this plan has been in process since
1990 in one way or another. He stated that he concurs with
Commissioner Berman and that the impacts need to be examined. He
noted, however, that this has been a two year development and if
the opportunity to discuss the plans with the Park District have
not occurred, then the Plan Commission cannot redo the plan.
Mark Slutsky, 2930 Sandalwood, stated that he believes that the
residents of the area are currently underserved relative to park
services and he and his neighbors are very supportive of the
proposed facility.
Commissioner Samuels said that if the Park District has a definite
plan of development for a park, the Plan Commission's
responsibility is to determine if the plan provides adequate
buffering for adjacent properties and to make sure that other
impacts are adequately addressed. He said he does not think the
Village should require major modifications such as deletion of
ballfields. He noted that the Village will not have a lot of new
community park sites, and the Village should defer to the Park
District's expertise in determining how to layout facilities and
how many amenities to put in each facility.
Commissioner Rosenston stated that the Park District knows park
planning, and he said he is confident that the Park District is
proposing an appropriate development layout for Grove Park. He
noted that Grove Park is sized to serve as a community park.
Harley Freedman, 5541 Prairie Moor, Long Grove asked if the
homebase area and the bleachers could be moved to the other end of
the large baseball field. He noted that this would make it closer
to the school and would be more convenient for the kids using
this facility. The parking would, therefore, also be closer. He
further noted that the walkway near the Long Grove area is not
really needed.
Mr. Rylko stated that the ballfield drains from west to east and
that is why the homeplate and bleachers need to be where they are.
Buffalo Grove Plan Comm-Regular Meeting-December 16, 1992-Page 8
He further stated that the 8 foot wide jogging and cross country
path, as well as the bikepath run all around the park as an
amenity that joggers, pedestrians and bicyclists can use.
Chairman Silbernik again noted that the Plan Commission public
hearing for the project would be on January 6, 1993 .
�1 CHAIRMAN'S REPORT - None
FUTURE AGENDA SCHtDULE
Mr. Pfeil stated that there would be a public hearing concerning
Grove Park on January 6, 1993 .
PUBLIC COMMENTS AND QUESTIONS - None
STAFF REPORT - None
NEW BUSINESS - None
ADJOURNMENT
Moved by Commissioner Rosenston, seconded by Commissioner
Goldspiel, and carried unanimously to adjourn. Chairman Silbernik
adjourned the meeting at 10: 10 p.m.
Res tfully su witted,
A-11 /C-i,t/
Fay Rubin, Recording Secretary
APPROVE
MARTI SILBERNIK, Chairman
Buffalo Grove Plan Comm-Regular Meeting-December 16, 1992-Page 9 1