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