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1992-01-22 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION January 22, 1992 Proposed Nursing Home, Steepleview Site at Weiland Road/Armstrong Drive - Rezoning to R-9, Special Use Authorization, and Preliminary Plan -- Workshop #1 Update of Village Comprehensive Plan -- Workshop #6 Chairman Silbernik called the meeting to order at 7 : 30 p.m. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Charlette Mr. Samuels Commissioners absent: Mr. Rosenston Ms. Genell Also present: Mr. Bruce Lederman, Windsor Manor Nursing and Rehabilitation Center Mr. Harold Lederman, Windsor Manor Nursing and Rehabilitation Center Ms. Eileen Lederman, Windsor Manor Nursing and Rehabilitation Center Ms. Sharon Trotter, Windsor Manor Nursing and Rehabilitation Center Mr. Marc Schwartz, Batler & Schwartz Mr. James R. O'Brien, Thompson Dyke & Associates, Ltd. Mr. Kevin L. Graham, Thompson Dyke & Associates, Ltd. Mr. Steven Sussholz, Shayman and Salk Mr. Brian Rubin, Village Trustee Mr. Robert E. Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Krug to Buffalo Grove Plan Comm-Special Meeting-January 22, 1992-Page 1 approve the minutes of the Public Hearing of December 18, 1991. All Commissioners were in favor and the motion carried with Commissioners Rhodes, Howard and Charlette abstaining. Moved by Commissioner Krug, seconded by Commissioner Rhodes to approve the minutes of the Regular Meeting of December 18, 1991. All Commissioners were in favor and the motion carried with Commissioners Rhodes, Howard and Charlette abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Krug reported on the Village Board meeting of January 13 , 1991 stating that the Board discussed a report received concerning the waste disposal contracts with Buffalo Grove/Wheeling Disposal. Information about the landfill collection and transfer sites being planned by SWANC was also discussed, and it appears that the plans for these facilities are running into some problems concerning approvals. Commissioner Samuels reported on the Transportation Commission meeting noting that Mr. Earl Sabes stated that all persons interested in the Lake Cook Road widening program were invited to attend a public information meeting at Phil Johnson's restaurant on January 29, 1992 from 2: 00-8:00 p.m. Commissioner Howard reported on the Village Board meeting of January 20, 1992 stating that the following items were discussed: 1. The public hearing on the Winchester Estates Townhomes annexation agreement was continued to February 3 , 1992 . The Board requested more information concerning the obtaining of easements for the continuation of the bikepath from the site to the path that connects to Pauline Avenue. 2 . The Abbott Contractors annexation for the site at Busch Road and Route 83 was approved by the Board. 3 . Representatives of Continental Cable spoke on the necessity for an increase of rates which they maintain is needed for system enhancement in order to better serve customers ' needs. 4 . Several letters had been received by Mr. Hruby, Director of Building and Zoning, regarding the Strathmore Shopping Center. Several citations had been issued relating to fencing and dumpster enclosures. 5. The Capital Improvements Plan was deferred until the Trustees could meet for a workshop session to discuss various projects Buffalo Grove Plan Comm-Special Meeting-January 22, 1992-Page 2 in more detail. Commissioner Charlette noted that the handicapped parking signs and striping in front of Mark Drugs at the Strathmore shopping center are not clearly posted and defined and should be checked into. PROPOSED NURSING HOME, STEEPLEVIEW SITE AT WEILAND ROAD/ARMSTRONG DRIVE - REZONING TO R-9, SPECIAL USE AUTHORIZATION, AND PRELIMINARY PLAN -- WORKSHOP #1 Mr. Marc Schwartz of Batler & Schwartz introduced the petitioners and stated that the petition proposes development of a 200 bed nursing home facility on 4. 1 acres north of Lake Cook Road and south of the Woodstone townhomes. The petitioners are requesting rezoning of the site from the R-1 District to the R-9 District with a special use authorization for the nursing home. Mr. Schwartz stated that this 200 bed facility would be three stories with a height of approximately 38 feet. The total floor area of the building is 82, 000 square feet with 8, 000 square feet located in the basement area. Mr. Steve Sussholz of Shayman and Salk stated that the proposed building would be set closer to the adjacent shopping center and that the existing ingress and egress drives connecting to the Steepleview Condominiums to the south and to Armstrong Drive to the east would be used. He also stated they would be providing the required fire lane requested by the Fire Department, circling the building with a possible connection to the Woodstone fire lane which is on the approved plan for Woodstone. He stated that the building faces east where the main entrance will be located. He further stated that the proposed facility would be a licensed care facility which will contain 54 sheltered care beds and 146 skilled care beds. The basement area of approximately 8, 000 to 10, 000 square feet would contain all the necessary building mechanicals and service areas needed such as the boiler room, laundry facility and kitchen. The first floor would house the 54 sheltered care rooms in two wings as well as a covered porch, outdoor patio, dining room, therapy rooms and administrative offices. The second floor would house the skilled care rooms and one special wing devoted to Alzheimer patients. There would be various dining 1 rooms, therapy rooms, and offices as on the first floor. The third floor would be essentially the same configuration with the dining rooms in slightly different areas. Mr. Sussholz noted that the originally approved condominium plan for the site would have allowed for a building site coverage of approximately 100, 000 square feet whereas this plan for the nursing 1 Buffalo Grove Plan Comm-Special Meeting-January 22, 1992-Page 3 home comprises only approximately 70, 000 square feet of site coverage. The floor area ratio for the nursing home plan is 0.45, and the R-9 District allows a floor area ratio of up to 1. 0. He noted that 68 parking spaces are provided, and the Zoning Ordinance standard requires 50 spaces. Mr. James O'Brien of Thompson Dyke & Associates, Ltd. presented the general landscape concept for the development. He noted that the main entry would consider lighting and the higher pedestrian traffic to be enhanced by annual and perennial flowers. The north portion would have a promenade garden with ornamental grasses and flowers. The rear of the building contains the outdoor patio which may be enhanced with raised planters that could be accessed by the residents and perhaps a small vegetable garden and cutting garden for the residents as well as a small walking path. On the perimeter of the site he noted that a berm and landscape buffer made up of deciduous, evergreen and shrub material is being considered. He noted there would be heavy evergreen screening around the dumpster area. Mr. Sussholz said that the project civil engineer has determined that the existing stormwater detention basin is slightly under- sized to accommodate this site and therefore an additional dry detention area will be provided. Mr. Sussholz further explained the Fire Department request for an emergency access lane in addition to the regular drive to be connected to Steeple Drive and Armstrong Drive. The plan provides a 16-foot wide drive around the building with a 60 foot turning radius so that fire trucks can be brought around the facility to in case of a fire. The developer would want to use a gate system across the two access drives to the Steepleview Condominiums to prevent cut through traffic. The Fire Department has indicated that a gate system will probably be acceptable. Mr. Sussholz presented a scale model of the proposed plan to show the project as it would sit on the site and the relationship of the building height and mass to the Steepleview Condominiums and the Woodstone Townhomes. Mr. Schwartz noted that the proposed square footage of this project would be approximately 20, 000 to 30, 000 square feet less than the plan that was approved for the second phase of Steepleview. He said the proposed nursing home would be less dense than a condominium development and would create less traffic. He commented that the proposed plan would be in harmony with the community surrounding the site. Buffalo Grove Plan Comm-Special Meeting-January 22, 1992-Page 4 Commissioner Goldspiel asked for an explanation of the proposed use and for a detailed description of the nursing home operation. Mr. Bruce Lederman stated that the concept is to provide long-term nursing care with both shelter care beds and skilled nursing care beds. He said some residents would need only light assistance, while residents in the skilled nursing section would need close nursing attention. Commissioner Goldspiel inquired if the rooms are more like suites or hospital rooms. Mr. Sussholz noted that these are single rooms, either semi-private or private. Commissioner Goldspiel inquired how many employees would be required for the facility. Mr. Lederman noted that there would be approximately 90 to 100 employees over three shifts for the 200 bed facility. The shift times would be 7: 00 a.m. to 3 : 00 p.m. , 3: 00 p.m. to 11: 00 p.m. and 11: 00 p.m. to 7 : 00 a.m. Commissioner Goldspiel noted that during the most populous shift hours, there would be new shift employees arriving and he wondered how many people would be at the facility during those peak hours, and what the impact would be on parking and traffic. Mr. Lederman noted that there would be approximately 35 employees during peak daytime hours, and this would drop down to 22 employees during the next shift and then 10 employees at night. Mr. Sussholz noted that the employees do not all arrive at the same time and therefore there would not be two sets of shift employees in the building at the same time. He noted that if one shift starts at 7 : 00 a.m. some of the employees would be arriving at 6: 30 a.m. and some at 7:30 a.m. , depending on their function. He also noted that some of the employees would be part-time or volunteers so that the figure of 35 employees in the building is somewhat misleading. Mr. Lederman stated that many employees carpool and that the nursing home management encourages this practice. Commissioner Goldspiel noted that the site is not close to public transportation services and he commented that carpooling does not seem to be successful in suburban communities. He noted that he is particularly concerned with the parking needs for this project and Buffalo Grove Plan Comm-Special Meeting-January 22, 1992-Page 5 the traffic situation on Weiland Road. He asked about the peak visiting times and days for the nursing home. Mr. Lederman noted that residents have a moderate number of visitors at various times of the day with weekends being somewhat higher. Chairman Silbernik noted that the Commission will need a traffic impact study to resolve the questions about parking and traffic that are being raised. Commissioner Goldspiel asked where the employees generally would be coming from. Sharon Trotter noted that employees would probably come from Waukegan, Mundelein and possibly Elgin. She stated that they hope to draw a majority of employees from the Lake County area. Commissioner Goldspiel inquired if the bikepath would be extended to connect to existing paths adjacent to the site. Mr. Pfeil noted that the extension of the bikepath would connect to the existing paths in the Steepleview development and the Woodstone townhomes. Commissioner Goldspiel noted his dislike of the proposed emergency access to Woodstone. Mr. Sussholz stated that they are not proposing this fire lane but rather that the Woodstone plan shows an existing fire lane and they are willing to connect the two if the Fire Department so desires. Commissioner Goldspiel noted that there are two other accesses and he does not feel there is a need for further access into Woodstone. Mr. Pfeil noted that the Fire Chief has stated that if there is an access at Steepleview and Weiland Road, he does not need access to Woodstone. Commissioner Goldspiel inquired how this plan would be a less intensive use than the existing plan. Mr. Schwartz stated that the other plan called for 90 townhomes. This proposed plan would have activity that is limited within the building, the traffic would be less intensive than a multi-family use and the schools in the area would not be influenced by this development as they would be with any family housing developments. Buffalo Grove Plan Comm-Special Meeting-January 22, 1992-Page 6 II Commissioner Goldspiel stated that as a special use it is necessary to show a need for this type of development. Ms. Sharon Trotter stated this type of development would not be possible at all unless the State deemed such a development is needed. She stated that she has been visiting several hospitals in the area and that the administrators have been extremely supportive of this project and will be writing letters to the State stating how many residents they would be able to place in such a facility. There is even support from other nursing homes for this project. Commissioner Goldspiel asked if this facility would also provide social services. Ms. Trotter noted that there would be a social worker on site as required. She noted that possibly there would be students from universities coming to the facility as they have in some of their other sites. Commissioner Goldspiel asked if there are any particular fire and safety codes that are necessary. Mr. Sussholz stated that under state regulations of the Department of Public Health there are certain building and construction types that are required. He further noted that non-combustible materials are required as well a fully sprinklered system. He also noted that a 24 hour alarm system is required and it is tied into the Fire Department. Commissioner Goldspiel asked if the three handicapped parking spaces are sufficient. Mr. Sussholz stated that three spaces are sufficient based on the state code. Commissioner Krug noted he is familiar with the architectural firm on this project and they have been a pioneer in the field and he believes they will do a good job on this plan. He also asked if there would be special events held at the building and if various medical personnel would be visiting the residents. He noted that if this is the case, then ten visitor parking spaces would not be sufficient particularly since there would be a high number of visitors on holidays and weekends. Commissioner Krug also stated that he would like to see a walkway around the entire building for residents to use. He also noted that the dumpster needs to be closed at the top due to the proximity to the adjacent condominium building. Buffalo Grove Plan Comm-Special Meeting-January 22, 1992-Page 7 Commissioner Krug asked how contaminated medical items would be disposed of. Mr. Sussholz stated that those items would be bagged separately and taken away. Commissioner Krug asked if the nursing home would have a private ambulance service or if it would rely on the Village Fire Department services. Mr. Lederman stated that a private ambulance would be used for transport purposes and that emergency needs would be using the Fire Department services. Mr. Schwartz noted that the Fire Chief anticipates that this kind of facility will generate one or two calls per week. Commissioner Krug inquired if the height of this facility would block out the sun for the adjacent buildings. Mr. Sussholz stated this would not be the case as the distance of the proposed facility is 100 feet from the adjacent residential building. Commissioner Krug stated his belief that this kind of facility is needed in Buffalo Grove but he is not sure that this plan is in the right location. Commissioner Krug asked if there would be medical personnel on staff. Ms. Trotter stated that there would' be medical personnel on staff. Commissioner Krug inquired if the nursing home would accept people only on referral, and he asked what would happen if a patient's financial resources are depleted. Ms. Trotter stated that the facility would accept people referred from hospitals, families and doctors. She stated that patients with financial need would continue to be cared for at the facility. Commissioner Rhodes stated he believes this kind of facility is needed in Buffalo Grove as the population is aging and there are many older people coming to join their children within the Village. He asked how soon the facility would be filled up once it is built. Mr. Lederman stated that they expect 95 to 100 percent occupancy Buffalo Grove Plan Comm-Special Meeting-January 22, 1992-Page 8 within one and one-half years. Commissioner Rhodes asked if there would be any mechanicals located on the roof. Mr. Sussholz stated that there may be some fans and a cooling tower on the roof which would be fully screened. Commissioner Rhodes further noted his agreement with Commissioner Goldspiel that the emergency access through Woodstone is not necessary. Commissioner Rhodes asked what kind of delivery trucks would be used. Mr. Lederman stated that the largest delivery trucks coming to the facility would be the smaller food delivery trucks approximately two times a week. Commissioner Rhodes asked where the exits are located in the facility. Mr. Sussholz stated that there would be exits at the end of each corridor and the two stair towers which would be emergency exits only. Commissioner Rhodes asked if the ambulance would come to the front entrance. Mr. Sussholz stated that the ambulance would arrive at the front entrance of the facility which has a covered drive through with sufficient clearing. Commissioner Rhodes asked if the building materials would be compatible with the surrounding neighborhood. Mr. Sussholz stated that the exterior would be brick with a block back up all the way around the building. Commissioner Rhodes asked if the parking lot would be lighted. Mr. Sussholz stated the parking lot would be lighted. Commissioner Howard asked when the process for the certificate of need would be completed. Ms. Trotter stated that this is a long process and it would take about a year before it is granted. Buffalo Grove Plan Comm-Special Meeting-January 22, 1992-Page 9 Commissioner Howard asked how many Alzheimer patients are projected for the facility. Ms. Trotter stated that there would be one wing devoted to Alzheimer patients which will be designed for their special needs. Commissioner Howard asked if the delivery trucks would have to back into the service area. Mr. Sussholz stated that the delivery trucks would back into the service area. Commissioner Howard asked if there would be any training program for employees at the facility, especially nurses aides. Ms. Trotter stated that the nurses aides to be employed would already have their certification. Commissioner Howard asked if there would be any buffering along the Woodstone property. Mr. Sussholz said a fence would be used along a portion of the site adjacent to Woodstone. Commissioner Howard asked if meals would be prepared on site in the kitchen. Ms. Trotter stated that all meals would be prepared in their kitchen. Commissioner Charlette asked how the deliveries to the basement area would be accomplished. Mr. Sussholz stated the deliveries would come through a surface door and be loaded onto a service elevator to the basement area. Commissioner Charlette inquired how soundproof the building would be. Mr. Sussholz stated that the State code dictates a certain decibel rating for the walls between the rooms and also fireproof materials. Commissioner Charlette asked if the entire building would be wheelchair accessible. Mr. Sussholz stated that all hallway elevators and rooms must now be wheelchair accessible due to the new ADA law. Buffalo Grove Plan Comm-Special Meeting-January 22, 1992-Page 10 Commissioner Charlette asked why a flat roof design was chosen. Mr. Sussholz stated that the cost of a hip roof on this kind of a building and the additional height it would necessitate make a flat roof more feasible than a sloped roof. Commissioner Samuels inquired if there would be any other gift shops or beauty salons within the facility. Mr. Sussholz stated there would be a beauty salon, ice cream and gift shop, chapel, physical and occupational therapy rooms and speech therapy rooms. Commissioner Samuels inquired if there would be any security provided. Mr. Sussholz stated that the building is occupied 24 hours a day. He noted that the exterior doors would be monitored at the nurses station. Commissioner Samuels noted his agreement with Commissioner Krug for a walkway around the building. Mr. Sussholz noted that the residents of the facility could only go outside under supervision and that is why they are proposing only the pathway at the rear of the building. Mr. Lederman also noted that the facility uses a wander guard system. If a resident strays, the ID bracelet worn by the resident would go off. He further noted that only those patients who are alert would be housed on the first floor as opposed to Alzheimer patients who would be housed on the second floor. Commissioner Samuels inquired how hazardous medical waste would be disposed of. Mr. Lederman stated that the waste materials would be bagged separately and a private carrier would pick up such materials. Commissioner Samuels noted that a traffic study is needed in order to determine the need for a right turn deceleration lane or a left turn storage lane on Weiland Road. Mr. Brian Rubin, Village Trustee, inquired if it would be possible to get a real estate study to compare the differences between the tax impact of the proposed development and the originally proposed second phase of Steepleview. Buffalo Grove Plan Comm-Special Meeting-January 22, 1992-Page 11 Commissioner Samuels asked if there would be a lighting policy for the parking lot since their would be a late night shift and what impact this lighting would have on the adjacent neighborhood. Mr. Sussholz stated that the lighting would not be any more intrusive than the street lighting on any other residential properties. The Commission concurred that it would be important to address the lighting issue at a future meeting. Commissioner Charlette asked if the residents would be taken on any kind of field trips. Ms. Trotter stated that there is no programming set up as yet, but that possibly some of the residents would occasionally be taken out in a small van. Commissioner Charlette inquired if there would be any blind residents and if the facility would be conducive to such residents. Mr. Sussholz stated that federal law requires that features throughout the facility be provided for both blind and hearing impaired residents. Commissioner Krug inquired if there would be any room provided for a portable X-ray machine. Mr. Sussholz stated that there would be no need for any portable X- ray equipment and therefore there would be no need for any special shielding. Chairman Silbernik stated that he has certain personal financial interests in various nursing home facilities and if this is a problem for anyone, he would remove himself from the proceedings. Mr. Marc Schwartz stated that it would not be a problem and that it would not be necessary for Chairman Silbernik to remove himself. Chairman Silbernik asked what type of mass evacuation plan was set up in the event of a natural disaster. Mr. Lederman stated they conduct emergency eva cuation drills twice annually and the residents would be transported to emergency shelter such as a high school and they would set up a comparable arrangement with the community here in Buffalo Grove. Chairman Silbernik noted the need for this type of facility in the Buffalo Grove Plan Comm-Special Meeting-January 22, 1992-Page 12 community. He noted, however, his concern that the proposed location may not be the proper place for this facility. Commissioner Goldspiel noted and identified four areas of concern as follows: 1. Determine if this location is appropriate for this type of facility. 2 . Is the service drive workable and exactly how would delivery trucks turn around and back up. 3 . Establish the need for alternate accesses and, if deemed necessary, then make provisions with easements or other agreements as needed. 4. Address the parking and traffic issues. Chairman Silbernik noted that given the nature of this area the lighting in the parking lot might be more intrusive than normal street lighting within other developments. He noted that he would like to see some kind of lighting plan and some recommendations on minimum lighting requirements for the overnight shift. Trustee Rubin noted that Village staff had discussed this site with the developer and had indicated that it would be an appropriate location for the proposed nursing home. Mr. Krug noted that pertaining to the R-9 special use question, several points need to be addressed to meet criteria of the Zoning Ordinance. He asked that the following criteria for a special use be included in the record: 1. The special use will serve the public convenience at the location of the subject property; or that the establishment, maintenance, or operation of the special use will not be detrimental to or endanger the public health, safety, morals, comfort, or general welfare. 2 . The location and size of the special use, the nature and intensity of the operation involved in or conducted in connection with said special use, the size of the subject property in relation to such special use, and the location of the site with respect to streets giving access to it, shall be such that it will be in harmony with the appropriate, orderly development of the district in which it is located. 3 . That the special use will not be injurious to the use and Buffalo Grove Plan Comm-Special Meeting-January 22, 1992-Page 13 enjoyment of other property in the immediate vicinity of the subject property for the purposes already permitted in such zoning district, nor substantially diminish and impair other property valuations with the neighborhood. 4 . The nature, location, and size of the buildings or structures involved with the establishment of the special use will not impede, substantially hinder, or discourage the development and use of adjacent land and buildings in accord with the zoning district within which they lie. 5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be provided. 6. Parking areas shall be of adequate size for the particular special use, which areas shall be properly located and suitably screened from adjoining residential uses, and the entrance and exit driveways to and from these parking areas shall be designed so as to prevent traffic hazards, eliminate nuisance, and minimize traffic congestion in the public streets. Mr. Schwartz noted that Mr. Torres, President of the Woodstone Townhomes Association, had indicated to him that the residents of Woodstone feel this development would be a good neighbor. He also noted that he had received no communication from the Steepleview residents. Mr. Iskowitz of the Steepleview Condominium Association stated that the development comes as close to Steepleview as 50 feet and that occurs at the dumpster site. He further noted his concern with the following items: parking, landscape buffers, the need for an exterior rendering of the rear of the proposed building, deliveries to be kept at the proposed twice weekly projection, and lighting in the parking lot. Commissioner Samuels suggested that the developer consider flipping the building on an east-west axis in order to create a southern exposure. Chairman Silbernik directed the developer to prepare for a second workshop to address the comments of the Commission. UPDATE OF VILLAGE COMPREHENSIVE PLAN -- WORKSHOP #6 Mr. Pfeil noted that the draft of the Comprehensive Plan document dated January 20, 1992 had been distributed to the Commission, and Buffalo Grove Plan Comm-Special Meeting-January 22, 1992-Page 14 he asked if the Commission had any comments or questions. Commissioner Goldspiel noted that on page 1-3 under Housing Policy #8 he objects to the overemphasis on the one-acre lot size. He said it is not realistic to expect that remaining development in the Village will be on one-acre lots. He would like to see some language modification to incorporate concepts of compatibility of residential densities and to provide transitional densities between different types of residential areas. Commissioner Goldspiel also noted on page 2-2, paragraph C1 should indicate that Longfellow School is in District 21. Commissioner Goldspiel noted that the Crossings site is not working out as a commercially viable site and should perhaps be considered for a residential site. Since there are already several commercial sites in the area and since this site has been vacant for a considerable amount of time and particularly since the supermarket idea is definitely not included in the plan, it is therefore undesirable as a commercial site. Since the area is now built out and no new residential developments will occur near the Crossings site, it appears to not be a viable commercial location. Commissioner Samuels dissented with Commissioner Goldspiel 's thoughts on the Crossings site. He stated that the Village's need for sales tax revenue should be carefully considered before commercial sites are eradicated from the Plan. He noted his concern that commercial areas need to be maintained in order to provide a means for fiscal stability for the Village. Commissioner Goldspiel stated that the Crossings site is not a viable commercial location. He stated that alternate land uses, such as multi-family development, would also have a positive impact for the Village. He noted that although Mr. Balling would like to lessen the Village's reliance on real estate taxes, it is not good planning to over zone for commercial development that cannot be supported in the marketplace. Trustee Rubin raised the issue that the Crossings site is zoned B-3 and has an approved commercial site plan. He said there may be legal problems if the Comprehensive Plan designates the site for some other use such as residential. He noted that he feels the residents of the area would prefer multi-family development. He noted that it would be best to have some input on this matter from the Village Attorney concerning the change in land use designation for the site. He suggested that if there are no legal issues with changing the designated use to residential, a moderate density for townhomes would be appropriate for the Crossings site. Buffalo Grove Plan Comm-Special Meeting-January 22, 1992-Page 15 Chairman Silbernik stated his concern with losing commercial sites which could become viable once again in an improving economy. He asked for the Commission's conclusion on what the Plan should show for the Crossings site. Commissioners Goldspiel, Howard, Rhodes, and Krug indicated that the Planned Residential designation of six dwelling units per acre would be their preference. Commissioner Samuels said he wants the commercial designation to be used for the site. Commissioner Charlette said that he doesn't favor commercial development of the site, but he wants the legal issues to be resolved before changing the designation on the Comprehensive Plan. The Commission concurred that the area north of the Crossings site should be designated for office use. The Commission then discussed that commercial designation for the Vintage site at the northwest corner of Checker Road and Buffalo Commissioner Samuels said he would like to see the present commercial designation remain on the Plan. Chairman Silbernik said this site may be more appropriate for some type of recreational commercial use. Mr. Pfeil stated that the existing B-3 zoning could be used to approve specific types of uses, and a shopping center is not the only use that can occur under the zoning. The Commission agreed to leave the commercial designation on the Vintage B-3 site, with the understanding that some type of specialized use for recreation or other non-shopping center use would be the Village's preferred land use. The Commission discussed that Boznos property on the east side of Milwaukee Avenue at Atptakisic Road. The Commission indicated that the Plan should be modified to show more of a mixed-use concept, with commercial, varying residential densities, and office uses. Mr. Rubin stated that in the Board's discussions with Lincolnshire, it is generally accepted that this area will be developed with a mixed use 1 p an. Commissioners Samuels noted that Abbott parcel at Busch Road and Buffalo Grove Plan Comm-Special Meeting-January 22, 1992-Page 16 Route 83 should be shown on the Plan as an office area. Concerning parks and open space, Commissioner Goldspiel noted that there is the potential for several green belt areas to be connected such as the Didier parcel at Brandywyn Lane near the Arboretum Golf Course, the Indian Creek area north of Port Clinton Road, the Farrington Drive area at 83 and along Aptakisic Creek in the industrial area. Commissioner Goldspiel commented that the Future Land Use map should be coordinated with the Village's bikepath map to make sure that needed connections will be made to link the system throughout the Village. On Page 1-6 of the draft document the Commission noted that Recreational Policy #6 should indicate that Busch Grove Park should be developed, since the property has now been acquired for open space use. Mr. John Green stated: 1. The south east corner of Buffalo Grove Road and Aptakisic should be considered for commercial zoning. 2 . Page 1-5 Recreational - Mr. Green stated that the language should express the desire to complete the linkage of the bikepath wherever none exists and should also amplify sections for pedestrian safety. 3 . Page 1-8 Urban Design, Policy #1 should use the same language with regard to commercial areas in addition to residential areas. 4. The amount of recreational land may not be sufficient based on the policy of providing 10 acres of park land per 1,000 residents. Mr. Green also commented that the R-4 zoning district is very workable for residential developments in the Village, and it was used very successfully in the Parkchester Estates development where many of the lots exceed the minimum required lot area. Commissioner Samuels commented that the Transportation section of the Plan should be consistent with the Village Board's stated policies concerning various road improvement projects. Commissioner Goldspiel said he would like some analysis of the fiscal impact of the overall land use allocations of the proposed Plan. Buffalo Grove Plan Comm-Special mm Special Meeting-January 22, 1992-Page 17 CHAIRMAN' S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil noted the next regular meeting is scheduled for February L/ 5, 1992 . He said the Commission is scheduled to discuss the Comprehensive Plan with the Village Board and the Buffalo Grove Park District on January 27, 1992 . PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Charlette and unanimously carried to adjourn. Chairman Silbernik adjourned the meeting at 10:50 p.m. Respectfully sub ' ted, Fay Rubi R cording Secretary APPR : MARTI SILBERNIK, Chairman Buffalo Grove Plan Comm-Special Meeting-January 22, 1992-Page 18