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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