1991-12-18 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
December 18, 1991
Winchester Estates Townhomes
Chairman Silbernik called the meeting to order at 7:30 p.m. and
read the Notice of Public Hearing as published in the Buffalo Grove
Daily Herald, explained the format of the meeting, and swore in
persons who were giving testimony at the public hearing.
Commissioners present: Chairman Silbernik
Mr. Goldspiel
Mr. Krug
Mr. Rosenston
Ms. Genell
Mr. Samuels
Commissioners absent: Mr. Rhodes
Ms. Howard
Mr. Charlette
present:AlsoMr. William Village Attorney
Raysa, g
Mr. Brian Rubin, Village Trustee
Mr. Jeff Braiman, Village Trustee
Mr. Richard Kuenkler, Village Engineer
Mr. Ken Carmignani, Village Traffic
Consultant
Mr. Robert E. Pfeil, Village Planner
Mr. David Reifman, Rudnick & Wolfe
Mr. David Hoffman, Red Seal Development
Corporation
Mr. Mark Putterman, Red Seal Development
Corporation
Mr. Sherwin Braun, McClier
Mr. Ronald Adams, Pearson, Brown &
Associates, Inc.
The following exhibits were presented by the petitioner at the
Public Hearing:
Exhibit A: Floor plan dated November 6, 1991
Exhibit B: Floor plan dated November 6, 1991
Buffalo Grove Plan Comm-Public Hearing-December 18, 1991-Page 1
Exhibit C: Floor plan dated November 6, 1991
Exhibit D: Preliminary Plan and Landscape plan dated November 26,
1991
Exhibit E: Aerial plan dated November 26, 1991
Exhibit F: Building elevation plan dated November 6, 1991
Exhibit G: Engineering plans dated December 4, 1991
Mr. David Reifman of Rudnick & Wolfe introduced the development
team, noting that the subject property is presently owned by the
American National Land Trust and that Red Seal Development
Corporation proposes development of 63 townhomes on the 11.2 acre
site. The site is designated for residential development at a
density of 6 units per acre on the Village's Comprehensive Plan and
the Red Seal proposal would call for a density of 5. 6 units per
acre.
Mr. Reifman stated the Preliminary Plan has been revised in
response to comments from the Plan Commission at the November 20th
workshop. One unit has been eliminated from Building 12 which
permits a full 25-foot setback from the street connecting to
Woodstone Drive and several variations concerning building setbacks
have been reduced or eliminated.
Mr. Reifman stated that the petition asks for annexation and
rezoning to R-8 with a special use for a Residential Planned Unit
Development as well as several variations as follows:
1. Reduction of right-of-way from 60 feet to 42 feet.
2 . Reduction of the required 25 foot minimum front yard to 20
feet.
3 . Reduction of the required 25 foot minimum corner side yard
setback on one unit to 15 feet. This 15 foot setback has
been increased from the 10 feet shown on the November 6, 1991
Concept Plan.
4 . Variation to permit sidewalks on only one side of all streets
and cul-de-sacs.
5. Variation to allow a slightly different retention pond cross
section and a minimum pond elevation of 10 feet instead of
the required 15 feet.
Buffalo Grove Plan Comm-Public Hearing-December 18, 1991-Page 2
Mr. Reifman further stated that the proposed homes will be 1,900 to
2 , 500 square feet with two car garages for each unit. The
developer will also contribute 11 feet of land for right-of-way
along Route 83 .
Mr. Hoffman stated that Red Seal Development Corporation has been a
prominent entity on the North Shore, Northwest and far western
suburbs in the Chicago area for the past 30 years. He noted that
the proposed development would be similar to the Winchester Lane
and Winchester North developments, both located in Northbrook. He
noted the proposed development would consist of three different
styles of units. There would be fifty percent A units and twenty-
five percent each of B and C units. Unit A will be a three to four
bedroom home of approximately 2,500 square feet. Unit B is
specifically designed as an end unit of 1,897 square feet and Unit
C would be development to appeal to the empty nester market.
Mr. Hoffman stated that several major changes have been made to the
plan in response to concerns by the Plan Commission. The first
change is the removal of one unit from the plan. Secondly, the
road configuration has been revised to allow for two street access
points as recommended by the Fire Department to provide adequate
emergency access. The street connection to Woodstone Drive has been
made less direct in order to minimize possible cut-through traffic
in the Winchester Estates and Woodstone developments.
Mr. Hoffman further stated that carriage walks have been eliminated
and perimeter walks have been added. A 42 foot right-of-way has
been provided. Two corner side lot variations have been
eliminated, resulting in the loss of one unit and at building 17 an
adjustment has been made to create a full 25 foot side yard. He
stressed that building 2, where a variation is still being
requested, has gone from a 10 foot side yard to a 15 foot side
yard.
Mr. Hoffman noted that by shifting the plan slightly, they have
eliminated any need for a setback variation on the units facing
Route 83 . In addition, a walkway has been added between building
13 and 17 and guest parking has been placed more evenly through the
community. Lastly, several buildings have been aligned further
south providing greater open space than the previous plan.
Mr. Sherwin Braun presented the aerial photo to the Plan Commission
showing the main access to the development from Bank Lane with a
secondary access from Woodstone Drive. He noted that the
circuitous nature of Woodstone Drive would eliminate almost any
kind of cut through traffic. He noted that the retention pond
would be located at the southwest corner of the site and a water
Buffalo Grove Plan Comm-Public Hearing-December 18, 1991-Page 3
feature would be in the center of the property, clearly visible by
all the residents.
Mr. Braun stated that there would be 63 units developed on the site
which is a density of 5.63 units per acre. Of these, twelve units
would be four building units and five units would consist of three
building units. He further noted that there would be 29 A units
and 17 B and C units. All units would have two car garages. There
will be thirty additional guest parking spaces and twenty-three
additional street parking spaces.
Mr. Braun also noted there would be a bikepath on the east side of
the property with a five foot sidewalk which would allow residents
to walk to the adjacent shopping center.
Mr. Hoffman stated that Red Seal Development Corporation would also
donate construction of a bikepath to the north of the development
as and when the Village acquires such land.
Mr. Braun stated that 59 percent of the site is comprised of open
green space and the building footprint comprises 21 percent of the
site area.
Mr. Braun presented various elevation plans showing the proposed
units with gable roofs, brick construction on the lower level with
siding above the brick and considerable glass window area for each
unit.
Mr. Ron Adams spoke on the engineering plans stating that the
utilities are all basically established on the property. Sanitary
sewers already exist around the entire property and water mains
already exist at Route 83, Bank Lane and Woodstone Drive which will
be used. He noted that storm sewer discharge would be into the
retention facility on the southwest corner of the property and it
would then feed into drainage along Route 83 .
Mr. Adams stated that the cross section of the pond is based on the
standard Metropolitan Water Reclamation District design and that
they are asking for a 10 foot depth which will be sufficient to
sustain fish life.
Mr. Adams stated that the proposed water feature will have aeration
devices, as will the retention pond. He further noted that water
flow would be created by water coming into the water feature from
two points and flowing across the pond thereby creating a flow
which will keep the water fresh.
Commissioner Goldspiel asked what is included in the square footage
Buffalo Grove Plan Comm-Public Hearing-December 18, 1991-Page 4
calculation for each dwelling unit.
Mr. Hoffman stated that habitable areas are used to calculate the
area of each unit.
Commissioner Goldspiel inquired which unit has the side yard
variation.
Mr. Hoffman noted that the B unit of Building 2 was flipped with
the C unit so that there are now two rooms overlooking the water
feature. He said Building 2 would have a 15-foot corner side yard
on the north and a full yard on the south end of the building,
creating an open, park-like setting.
Commissioner Goldspiel noted that the engineering plan shows a 25
foot corner side yard but the Preliminary Plan shows a 15 foot side
yard for Building 2. He wondered why the Plan Commission should
then accept a 15 foot sideyard variation when a full 25 foot
sideyard is obviously possible.
Mr. Hoffman stated that the engineering plan is wrong. A full 25
foot corner side yard could only be accomplished if a larger C unit
is eliminated from the plan. He noted that he has already reduced
the plan by seven units during the review process.
Commissioner Goldspiel said that he is troubled by the plan because
it is too crowded with the front yard reduction and the right-of-
way reduction. He said he cannot accept the 15-foot corner side
yard for Building 2 . He asked the petitioner to address the
question of fencing and landscaping along Route 83 per comments by
the Village Forester.
Mr. Hoffman stated that there would be no problem providing
decorative fencing using a combination of wood and metal. He also
noted that the fence would meander along Route .83 so as not to be
monotonous and that considerable landscaping would be interspersed
with the fencing. He stated that the fence would not be a solid
wood fence because he understands the Village's goal of creating an
attractive streetscape along Route 83 .
Commissioner Goldspiel inquired what kind of agreement there would
be for the maintenance of the retention ponds.
Mr. Hoffman stated that there would be a fee simple deeding of lot
for each home, and outlots would be created for the retention ponds
and other common areas. An association would be set up to own and
maintain the ponds and common areas, and each lot owner would be
obligated to share in all costs for maintenance.
Buffalo Grove Plan Comm-Public Hearing-December 18, 1991-Page 5
Commissioner Goldspiel inquired if there is still the intention of
connecting the proposed bikepath with the bikepath along Pauline to
the north of the site by building through the Schwaben property via
an easement.
Mr. Pfeil noted that the intention to connect the bikepaths is
still the goal of the Village. However, as yet, there has been no
negotiated easement with the Schwaben Center. He said the Village
bikepath plan would connect the path through the Schwaben center to
an existing path just east of Woodbury Road south of Pauline. A
shorter connection could be made to the existing sidewalk at
Buckingham Lane.
Commissioner Goldspiel stated that he would like to see a bikepath
extended along the south sidewalk of the proposed site out to Route
83.
Mr. Hoffman agreed to provide such a bikepath.
Commissioner Goldspiel asked for further clarification of the water
flow through the water feature.
Mr. Adams stated that storm water is brought into the retention
pond from the streets and sump pumps and the storm sewer system and
then flows into the pond where the tendency of the water is to flow
across at normal water level. He noted that for storm water
management the depth of the pond makes no difference. However, for
sedimentation purposes a certain depth is required.
Commissioner Goldspiel asked if there is any offsite flow now
entering the property.
Mr. Adams stated that there is very minimal offsite flow to this
site which is quite flat up to the southwest corner of the
property. This area is slightly lower so this is the best location
for the retention pond.
Commissioner Goldspiel commented that he thinks the water feature
in the center of the site is less desirable than a grass area or
other feature such as a gazebo. He said he is pleased that an
adequate bikepath and sidewalk are being provided on the plan. He
also inquired if there has been any thought of extending the
bikepath to the water feature.
Mr. Hoffman stated that the bikepath would not go to the water
feature, but there would be no problem with residents walking
across the sod.
Buffalo Grove Plan Comm-Public Hearing-December 18, 1991-Page 6
Commissioner Goldspiel asked for an explanation of the 42 foot
right-of-way variation.
Mr. Adams stated that the proposed 42-foot right-of-way will
provide a five-foot parkway to separate the sidewalk from the
street pavement and provide an area for snow storage. The cross-
section of the street would include five feet of right-of-way,
27 feet of road pavement, five feet of right-of-way, and five feet
of sidewalk.
Commissioner Krug asked how deep the water feature would be and how
the water depth would be maintained.
Mr. Adams stated that they are requesting a 10 foot depth for the
water feature. He noted that to date they have never lost more
than 8 to 9 inches of water in a pond to evaporation even in the
hottest summertime conditions. He noted that the water runs in from
the storm collection areas and runs out at normal water level.
Mr. Adams further stated that although they have never had any
reason to provide extra water for ponds, it is possible to buy
water from the Village if it is ever necessary to replenish the
pond.
Commissioner Krug asked the dimensions on the guest parking spaces.
Mr. Adams stated the dimensions of the guest parking spaces will
meet Village standards, which he believes is 9 feet wide by 18 feet
long.
Commissioner Krug noted that if there is any handicapped parking
the dimensions for same would need to be wider with the new code
coming into effect. He inquired how wide the driveways would be.
Mr. Adams stated that the driveways would be 16_ feet wide.
Mr. Braun noted that handicapped parking would not be required on
private property but that it would be a good idea to check into.
Commissioner Krug asked if there would be any street lighting.
Mr. Adams stated that Mr. Kuenkler, the Village Engineer, had
represented that they would be obligated to provide a streetlight
on the northern edge of the property along Route 83 and that there
are two other streetlights already under construction on Route 83 .
Commissioner Krug inquired if there had been any tree survey.
Buffalo Grove Plan Comm-Public Hearing-December 18, 1991-Page 7
Mr. Pfeil noted that the Village Forester has indicated that the
new landscaping that would be provided by the developer will be
much superior than what exists on the property at this time, so no
tree preservation is being recommended. The Forester has noted that
although there are a few good trees on the property, they are mixed
in with poorer trees, and it would be difficult to save them.
Commissioner Krug asked if there are any environmental problems due
to the nature of the former tenant.
Mr. Hoffman stated that his attorneys have reviewed all the
Illinois EPA documentation concerning the site, and they are satis-
fied that there are no problems.
1
1 Commissioner Rosenston said he does not like the 15-foot setback
for the corner side yard for Building 2.
Mr. Hoffman stated that they would be willing to build two B units
and eliminate the C unit in order to achieve a 20-foot setback for
1
Building 2 .
Commissioner Rosenston stated that he would like to see the walk at
the cul-de-sac near Building 2 continue all the way around the cul-
de-sac. He also said he would prefer to see sidewalks on both sides
of all streets, and access ramps should be provided where needed at
street curbs. He asked if there would be curb cuts made for the
driveways for each townhome.
Mr. Adams stated that driveway curb cuts are not a good idea in a
townhouse development as it makes a very chopped up appearance on
the street and creates numerous changes in the elevation of the
sidewalk.
Commissioner Genell asked if the developer could comply with the
Village Forester's request for a 2 to 3 foot berm along Route 83.
Mr. Hoffman stated that there are several areas where such berming
would be placed.
Commissioner Genell asked how long of a stretch there would be
without berming.
Mr. Hoffman stated that there would be several areas without
berming along Route 83 , and he noted these areas on Exhibit D.
Commissioner Genell asked if there was any report from the Police
and Fire Departments regarding address illumination.
Buffalo Grove Plan Comm-Public Hearing-December 18, 1991-Page 8
Mr. Pfeil stated that both the Police and Fire Departments support
the idea of address illumination, however, for practical purposes
it would not be easy or quick to change the Village's ordinance
to require this type of illumination.
Mr. Hoffman noted that their project manager is already looking
into a combination fixture and address illumination device.
Commissioner Genell asked Mr. Adams how his proposal relates to the
proposed Lake County Storm Water Management Ordinance.
Mr. Adams stated that he is familiar with the Storm Water
Management Ordinance which has already undergone several drafts.
He stated that if this ordinance is enacted, the proposed water
feature would become a detention pond.
Commissioner Samuels noted his agreement with Commissioner
Rosenston's comments to change the end C unit to a B unit on
Building 2 to achieve a larger yard setback, that the sidewalk
should continue around the entire cul-de-sac.
Commissioner Samuels asked if it can be taken into consideration
that the fire hydrants be placed so as not to lose any street
parking spaces.
Commissioner Goldspiel noted that the fire hydrants are to be
placed on the other side of the street where no sidewalk will be
provided.
Chairman Silbernik noted that the plan has been revised to respond
to many of the Commission's concerns, and the plan is basically
very good. He commented that he too would like to see the sidewalk
extended all the way around the cul-de-sac near Building 2.
Mr. Carmignani noted that the proposed street configuration is
acceptable and traffic circulation through the site would work
well.
Commissioner Goldspiel inquired if the Buffalo Grove Park District
has offered input concerning a cash in lieu of land donation.
Mr. Pfeil stated the Michael Rylko of the Park District has
indicated that a cash donation would be acceptable to the Park
District.
Marcy Kind, 27 Buckingham, stated that she is very happy with the
proposed development as she is tired of living next to an empty
unprotected area.
Buffalo Grove Plan Comm-Public Hearing-December 18, 1991-Page 9
1
Steve Martel, 23 Buckingham, asked if there would be any kind of
change in elevation that would affect the water runoff.
Mr. Adams stated that there are a significant number of inlets
which provide proper pitch so that the grade of the property will
drain water into the retention ponds, not onto adjacent properties.
Mr. Martel asked how the property at that point would be
landscaped.
Mr. Adams stated that landscaping would extend right up to the
property line.
Mr. Martel noted that the sidewalk on Route 83 dead ends south
of Pauline Avenue, and this sidewalk should be connected to the
proposed sidewalk to be built as part of the Winchester Estates
development.
Mr. Adams stated that the property north of Winchester is private,
and right-of-way would be needed to continue the sidewalk on Route
83 north of Winchester Estates.
Commissioner Goldspiel noted that when these parcels are annexed to
the Village, the sidewalk will be required as part of any devel-
opment plan.
Don Torres, 293 Woodstone Circle, expressed his approval of the Red
Seal Development and asked that consideration be given to a 15 mph
speed limit on Woodstone Drive. He further asked if the bikepath
for the Woodstone development would connect with the new
development and if Woodstone Drive would be used for construction
traffic.
Mr. Hoffman stated that the bikepaths would be connected as well as
extended north and west to Route 83. He also noted that Woodstone
Drive would not be used for construction traffic. Only Bank Lane
is to be used for construction traffic, although both roadways
would remain open at all times.
Mary Fitzgerald, 169 Fox Hill Drive, noted that the plan is very
well done and stated that she does not object to the sidewalk on
only one side of the street. She commented that the proposed water
feature is not a good idea because it will attract geese and mos-
quitoes.
Mr. Hoffman commented that although he understands the concerns
being raised about the water feature, he thinks any potential
Buffalo Grove Plan Comm-Public Hearing-December 18, 1991-Page 10
problems are manageable, and the water feature is an amenity that
residents of the Winchester townhomes will want.
There being no further comments, Chairman Silbernik closed the
Public Hearing at 9:30 p.m.
Respectfully submitted,
Fay Rub, , `Recording Secretary
APPRO ' :
dTIARTIN SILBERNIK, Chairman
•
Buffalo Grove Plmn Comm-ru' li" Ye:,rimg-December 18, 1991-Page 11
s
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
December 18, 1991
Winchester Estates Townhomes, Bank Lane/Route 83
Annexation With R-8 P.U.D. Zoning and Preliminary Plan
Chairman Silbernik called the meeting to order at 9:35 p.m. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Silbernik
Mr. Goldspiel
Mr. Krug
Mr. Rosenston
Ms. Genell
Mr. Samuels
Commissioners absent: Mr. Rhodes
Ms. Howard
Mr. Charlette
Also present: Mr. William Raysa, Village Attorney
Mr. Brian Rubin, Village Trustee
Mr. Jeff Braiman, Village Trustee
Mr. Richard Kuenkler, Village Engineer
Mr. Ken Carmignani, Village Traffic
Consultant
Mr. Robert E. Pfeil, Village Planner
Mr. David Reifman, Rudnick & Wolfe
Mr. David Hoffman, Red Seal Development
Corporation
Mr. Mark Putterman, Red_ Seal Development
Corporation
Mr. Sherwin Braun, McClier
Mr. Ronald Adams, Pearson, Brown &
Associates, Inc.
APPROVAL OF MINUTES
Moved by Commissioner Samuels, seconded by Commissioner Rosenston,
to approve the minutes of the Regular Meeting of November 20, 1991.
Commissioner Krug noted that the date of the meeting is missing on
the first page and needs to be inserted. He also noted that the
last paragraph on page 10 should delete the unnecessary word "is".
The motion to approve the minutes as corrected was approved
Buffalo Grove Plan Comm-Regular Meeting-December 18, 1991-Page 1
unanimously with Commissioner Rosenston abstaining.
COMMITTEE AND LIAISON REPORTS
Commissioner Samuels reported on the Village Board Meeting of
December 16, 1991 and stated that the following items were
discussed:
1. The Abbott Contractors proposal for a childrens' daycare
facility and professional building at Busch Road and Route 83
was rejected in a 3 to 3 vote concerning the annexation
agreement.
2 . The Village Attorney spoke regarding a summary judgment which
had been granted concerning the proposed Riverwoods Park
District; the litigation opposing the district was effective,
and the proposal is dead for the time being.
3 . The whistle blowing ban concerning trains on the Wisconsin
Railroad track will not be requested by the Village.
Chairman Silbernik noted that the Board also reviewed an ordinance
concerning the proposed public address system at Emmerich Park East
but tabled action pending a recommendation from staff regarding the
installation of an improved sound system at Emmerich West.
WINCHESTER ESTATES TOWNHOMES, BANK LANE/ROUTE 83 - ANNEXATION WITH
R-8 P.U.D. ZONING AND PRELIMINARY PLAN
Moved by Commissioner Genell, seconded by Commissioner Samuels that
the Plan Commission recommend approval of the petition by Red Seal
Development Corporation for annexation with zoning in the R-8
Multiple-Family Dwelling District and approval of a Planned Unit
Development and Preliminary Plan with the requested Zoning
Ordinance variations for 20-foot front yards and a 15-foot corner
side yard (per Exhibit D) and the requested Development Ordinance
variations concerning the retention ponds and the street right-of-
way subject to:
1. Correction of Exhibit D to reflect that Building 2 on the
north end will be a B unit instead of a C unit and subject to
construction of a sidewalk all around the cul-de-sac and 25
feet from the curb.
2 . Enlargement of the sidewalk on the south end of the site
along Bank Lane from 5 feet to 8 feet.
Buffalo Grove Plan Comm-Regular Meeting-December 18, 1991-Page 2
3 . Illumination of building addresses.
4. Construction of depressed curbing in areas where the sidewalk
connects to the streets, for example at the southwest corner
of Building 12. Said curbing to be installed in all locations
where it is needed as determined by the Village Engineer.
5. Petitioner to contribute to the construction of a bikepath to
eventually connect between the site and the area to the north
where there is an existing Village sidewalk and bikepath.
6. Provision of a 2 to 3 foot berm and meandering fencing along
Route 83 to ensure an adequate buffer between the four
townhomes located nearest the western boundary of the
property, while achieving an attractive streetscape along
Route 83 .
Commissioner Goldspiel requested that there be a discussion
regarding removal of the sidewalk around the cul-de-sac and
questioned if a sidewalk all around the cul-de-sac would gain as
much mobility for pedestrians as would be lost in congestion.
Commissioner Samuels stated that a sidewalk already is shown around
three-fourths of the cul-de-sac. He noted that it seems that the
loss of 5 feet of green space is a small price to pay for finishing
off the sidewalk.
Commissioner Krug also stated that he would like to see the
sidewalk continued all around the cul-de-sac.
Commissioner Goldspiel withdrew his suggestion of removing the
sidewalk around the cul-de-sac.
Commissioner Goldspiel stated in support of the motion that he is
very impressed with the efforts by the petitioner and the public
support of this project and therefore this plan is worthy of the
flexibility the Plan Commission is granting. He noted that this
project will be an asset to Buffalo Grove.
Trustee Braiman noted that any decks for the proposed townhomes
need to meet the Village's rear yard coverage limit of twenty
percent, and he suggested that the developer determine how to
address this situation.
Mr. Hoffman stated that deck size and rear yard coverage could be
covered in the declaration of covenants for the development.
Buffalo Grove Plan Comm-Regular Meeting-December 18, 1991-Page 3
Commissioner Genell and Samuels accepted the amendments to the
motion and Chairman Silbernik called for a vote on the motion and
the vote was as follows:
AYES: Goldspiel, Krug, Rosenston, Genell, Samuels, Silbernik
NAYES: None
ABSTAIN: None
ABSENT: Rhodes, Howard, Charlette
The motion passed 6 to 0.
CHAIRMAN' S REPORT - None
FUTURE AGENDA SCHEDULE
Chairman Silbernik noted there are meetings set for January 8,
January 15, and January 22.
PUBLIC COMMENTS AND QUESTIONS - None
STAFF REPORT - None
NEW BUSINESS
Commissioner Krug noted that there are two new changes for 1992
that need to be addressed by the Plan Commission regarding the
Disabilities Act and changes to the wetlands and how these changes
would affect the Comprehensive Plan.
ADJOURNMENT
Moved by Commissioner Rosenston, seconded by Commissioner Genell,
and unanimously carried to adjourn. Chairman Silbernik adjourned
the meeting at 10:10 p.m.
Buffalo Grove Plan Comm-Regular Meeting-December 18, 1991-Page 4
Respectfully submitted,
9
i" i
Fay Rubin Recording Secretary
APPROVE„
ing04.
MARTIN SILBERNIK, Chairman
Buffalo Grove Plan Comm-Regular Meeting-December 18, 1991-Page 5