1992-02-19 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
February 19, 1992
Amendment of Village Comprehensive Plan
Chairman Silbernik called the meeting to order at 7: 30 p.m.
in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove,
Illinois, and noted that the Notice of Public Hearing had
been published in the Buffalo Grove Daily Herald. He
explained the format of the meeting, and swore in persons who
were giving testimony at the hearing.
Commissioner present: Chairman Silbernik
Mr. Goldspiel
Mr. Krug
Mr. Rhodes
Ms. Howard
Mr. Rosenston
Mr. Charlette
Ms. Genell
Mr. Samuels
Commissioners absent: None
Also present: William Raysa, Village Attorney
Robert Pfeil, Village Planner
Chairman Silbernik opened the hearing by noting that the Plan
Commission has conducted seven workshops concerning the
Comprehensive Plan since August 1991. He said the most recent
workshop was on January 27, 1992 when the Commission had a
joint meeting with the Village Board and the Buffalo Grove
Park District Board. He said that the Plan Commission would
continue the public hearing to Monday, February 24, 1992 at
7 : 30 p.m. at Cooper Junior High School, and the final part of
the hearing would be held on Wednesday, February 26, 1992 at
7 : 30 p.m. at Aptakisic Junior High School. Chairman Silbernik
indicated that the Plan Commission would review the Plan
during March and would consider all testimony received at the
hearings. The Commission would then make its final revisions
to the Plan and recommend it to the Village Board for
approval. The Village Board will consider adoption of the
Plan in April.
Buffalo Grove Plan Comm-Public Hearing-February 19, 1992-Page 1
Mr. Pfeil presented the basic elements of the draft Plan
dated February 13 , 1992 and the draft Future Land Use map
dated January 30, 1992. He reviewed the increase in the
Village's population and housing units between 1980 and 1990.
He reviewed tables of land use allocations for the Village's
1991 land use and the projected future land use based on the
Plan's recommendations. He noted that the 1991 land area of
the Village was approximately 5,285 acres, and the Plan
recommends that an additional 1, 600 acres be added to the
Village through annexation. He explained the major elements
of the transportation section of the Plan including planned
improvements for major roads in the Village.
Mr. Pfeil reviewed the sub-areas identified in the Plan,
including the Prairie View area, the Aptakisic Road/Prairie
Road area, the Milwaukee Avenue/Aptakisic Road area, the
Buffalo Grove Town Center/Checker Road area and the Weiland
Road area. He noted that the Prairie Road area between Route
22 and Aptakisic Road is designated for single-family
residential development. The zoning that the Village
contemplates for this area would include the R-2 District,
the R-3 District, and perhaps some areas of R-4 zoning. He
noted that the Plan recommends a site for senior citizen
housing at the southeast corner of Route 22 and Prairie Road.
Mr. Pfeil said that the Plan recommends single-family
residential use along Aptakisic Road between Buffalo Grove
Road and Weiland Road, except for the southeast corner of
Buffalo Grove Road and Aptakisic Road where office use is
designated, and the southwest and southeast corners of
Weiland Road and Aptakisic Road where commercial use is
designated.
Mr. Pfeil noted that the Plan designates a mixed-use concept
for the area east of Milwaukee Avenue at Aptakisic Road. The
frontage along Milwaukee Avenue is designated for commercial
and office use, and the area to the east is designated for
multi-family and attached single-family residential
development. He said that an open space corridor is
designated for the area adjacent to the Des Plaines River.
Mr. Pfeil reviewed the Plan's recommendations for the Buffalo
Grove Road/Checker Road area of Town Center. At the southwest
corner of Buffalo Grove Road and Checker Road office use is
designated on the Plan. The east side of Buffalo Grove Road
south of Checker Road is designated for commercial use. The
planning concept for this area is a mix of commercial and
Buffalo Grove Plan Comm-Public Hearing-February 19, 1992-Page 2
office uses, with a coordinated design program for buildings
that would create an attractive streetscape for the area.
Chairman Silbernik called for questions and comments from any
public agencies that were represented at the hearing.
Charles Cohen of Elementary School District 102 said that
school officials are concerned with the safety of children
who need to cross Weiland Road to reach schools in their
neighborhoods. He noted that Weiland Road will be widened to
four lanes, and the park-and-ride facility at Commerce Court
and Busch Parkway will generate more traffic in the future,
particularly if commuter rail service is started on the
Wisconsin Central line. He said it is important that the
Village control speed limits on roads in the area near
schools and work to develop safe crosswalks on streets.
Commissioner Goldspiel said Mr. Cohen's point about
pedestrian safety is very pertinent, and the Plan needs to
include pedestrian and bicyclist safety as a planning goal
and policy.
Mr. Cohen said the Boznos area east of Milwaukee Avenue at
Aptakisic Road is a concern to District 102 . He said that in
the past the Meadowlake Subdivision was allowed to be
detached from District 102 because it was thought to have
more in common with Deerfield than Buffalo Grove. He said the
same type of logic might be applied to the Boznos area, and
it would be detrimental to District 102 if fiscally
attractive developments are detached and made part of a
different school district. Mr. Cohen noted that the revised
Comprehensive Plan recommends a mix of land uses, including
residential, for the Boznos area; the 1986 Plan showed this
entire area as office. He also noted that the Prairie Road
area is now being planned for somewhat higher residential
densities than the 1986 Plan which designated Residential
Estate (one acre) land use for this area.
Commissioner Goldspiel said development of the Boznos and
Prairie Road areas will take place over a twenty year period,
and the additional student load placed on District 102 would
not occur in a short span of time. Concerning the Boznos
property, he noted that Buffalo Grove realizes the area may
not be annexed to Buffalo Grove, but the Village has tried to
encourage a mixed-use type of development that would give
developers some flexibility in designing projects for this
area. He said the Plan's recommendations for the Boznos area
are conceptual, and the Village would need to do more
detailed planning when specific proposals are made by
Buffalo Grove Plan Comm-Public Hearing-February 19, 1992-Page 3
developers. He suggested that streets could be used to
separate different land uses in the Boznos area, and this
might also make it less likely that developments would be
detached from District 102 .
Chairman Silbernik said it is important that the Village keep
District 102 informed of development proposals so that the
District can have input during the early stages of each
project.
Marc Spivak stated that he is a member of the board of
Elementary School District 96. He commented that most of the
land in District 96 within Buffalo Grove is built out, and
the District does not have any particular concerns with the
Village's proposed Comprehensive Plan.
Commissioner Charlette noted that when the Crossings site on
Arlington Heights Road was being reviewed for a commercial
development in 1987, the Village was told that District 96
needed commercial development on the site to create a
favorable fiscal impact. He inquired if a moderate density
townhome development with relatively few school-aged children
would produce a positive fiscal impact for District 96.
Mr. Spivak said it would not be appropriate for him to try to
answer the fiscal impact question on behalf of the School
Board, but he commented that the Crossings townhomes actually
generate a relatively high number of school-aged children.
He said he would inform his board of the fiscal impact
question concerning commercial and residential development,
and the board would probably give the Village some type of
formal response stating the board's land use preference.
Commissioner Krug said the Future Land Use map does not
clearly identify the recommended sites for senior citizen
housing, and he commented that the Plan does not address the
provision of affordable housing.
Mr. Pfeil said the map could be revised to more clearly
indicate the sites for senior citizen housing. He said the
affordable housing issue is difficult to address, but at
least senior citizens ' housing needs are addressed to the
extent that sites are identified on the Plan. He commented
that programs to preserve and improve older residential areas
in the Village might have the effect of providing affordable
housing for younger housing consumers such as first-time
buyers.
Buffalo Grove Plan Comm-Public Hearing-February 19, 1992-Page 4
Commissioner Goldspiel inquired if the use of denser single-
family zoning such as the R-6 District would make it feasible
for developers to produce more affordable housing.
Mr. Pfeil said he thinks land has become so expensive in the
Buffalo Grove area that density incentives may not be enough
to encourage the production of less expensive housing. He
suggested that some type of subsidy concerning land costs or
construction costs would probably have to be part of an
affordable housing program.
Commissioner Rhodes said he is concerned about the provision
of police and fire protection services as the geographic area
of the Village expands, particularly to the northeast.
Mr. Pfeil said the Fire Department has identified the
location of a fourth fire station site on the Santucci
property at Barclay Boulevard and Deerfield Parkway. Also,
the Village has mutual aid agreements with adjacent villages
and fire districts, so service response to new areas will be
adequate. He said that he has not received any comments from
the Police Department indicating concerns about serving a
larger area. He said he would inform the Police Chief of the
Commission's concern, and request comments from the Chief.
Commissioner Rhodes noted that single-family residences
comprise about 54 percent of the Village's housing stock, and
the Plan should try to increase that ratio to 60 percent.
Commissioner Howard said she thinks the Plan needs to include
specific goals and policies concerning the safety of
pedestrians and bicyclists. She commented that crossings at
major street intersections are not safe for pedestrians
because the walk signs do not allow enough time to get across
the street, and because of the high volume of vehicular
turning movements. She noted that some intersections do not
have signalization for pedestrian crossings. She suggested
that Goal Number 12 on page 1-2 of the Plan and Section C on
page 3-2 of the Transportation chapter be revised to address
pedestrian safety.
Commissioner Genell said she agrees with Commissioner
Howard's comments, and she suggested that Transportation
Policy Number 1 on page 1-6 also be amended to address
pedestrian safety. She noted that development of Busch Grove
Park will add pedestrian movements at Route 83 and Busch
Road, and she said it will be difficult for children to get
Buffalo Grove Plan Comm-Public Hearing-February 19, 1992-Page 5
across these roads to get to the park.
Commissioner Goldspiel noted that the Village has a policy of
requiring sidewalks on both sides of streets, and this policy
helped the Village to obtain expanded bus service from the
RTA because bus riders have adequate access to various bus
routes via the sidewalks. He said it is important for the
Village to consider ways to make streets more safe for
pedestrians and bicyclists, and strong policies to accomplish
this would be a benefit to the Village. He said he is
particularly concerned about the safety of students from
Buffalo Grove High School crossing at the intersection of
Arlington Heights Road and Dundee Road. He commented that the
timing of the signals at this intersection is a problem for
pedestrians.
Mr. Cohen said pedestrian safety in crossing streets is
definitely a problem, and he said signals to regulate
vehicular traffic may have to be added at Busch Road and
Highland Grove Drive and at Thompson Boulevard and Weiland
Road.
Commissioner Rosenston commented that the safety of older
pedestrians needs to be considered, and the timing of
crossing signals is not long enough in some locations to
allow enough time for pedestrians to get across an
intersection.
Commissioner Samuels said it is not clear what Village
Government Policy Number 4 on page 1-3 is addressing.
He suggested that the language referring to various special
districts needs to be clarified.
Chairman Silbernik suggested that this policy be reworded to
define fire protection districts, park districts and school
districts as the types of governmental units that could be
merged to create economies in the provision of services.
Commissioner Samuels inquired how the Village will encourage
the provision of housing for disabled persons as suggested in
Housing Policy Number 10 on page 1-4. He asked if the Future
Land Use map should designate sites for housing for
developmentally disabled persons.
Mr. Pfeil said the Village amended its Zoning Ordinance in
1991 to allow developmentally disabled persons to live
together in single-family residences. Since the concept is to
have these homes be part of a residential neighborhood, it
Buffalo Grove Plan Comm-Public Hearing-February 19, 1992-Page 6
would not be practical to try to identify specific sites on
the Future Land Use map.
Commissioner Samuels said that Recreation Policy Number 2 on
page 1-5 is not clear in its reference to "sources" which
would prevent safe access to and from parks. He said Policy
Number 4 needs to be clarified concerning what "multi-use" of
bicycle and pedestrian pathways means.
Commissioner Goldspiel commented that "multi-use" means use
by bicyclists and pedestrians, and the policy should be
clarified by adding that the pathway system shall provide for
year-round non-motorized recreational opportunities.
Commissioner Samuels said that Transportation Policy Number 1
on page 1-6 should indicate that the Village will use the
opinions of traffic experts in designing roadways and
assessing the traffic impact of development.
Commissioner Goldspiel said that the Plan does not need this
type of reference to procedural practices on roadway design
and traffic impact because these matters are covered by
Village ordinances.
Mr. Pfeil noted that the Development Ordinance requires a
traffic study for a development if the Village determines it
is needed.
Commissioner Samuels inquired what is meant by "public ways"
in Policy Number 14 on page 1-7.
Commissioner Goldspiel said public ways include paths and
other access ways in addition to sidewalks along streets.
Commissioner Samuels commented that Urban Design Policy
Number 2 on page 1-8 states that landscaping guidelines
"shall be established, " and he inquired if the Village
intends to establish such guidelines. He said that if
guidelines are not going to be established, the language in
the policy should be changed.
Commissioner Goldspiel said he agrees with Commissioner
�✓ Samuels that this policy should be revised if it does not
reflect what the Village will do concerning landscaping
guidelines. He said it is his understanding that the Village
already has "guidelines" concerning landscaping for
developments.
Buffalo Grove Plan Comm-Public Hearing-February 19, 1992-Page 7
Mr. Pfeil said the Development Ordinance has specific
standards for parkway trees on public right-of-way, but it
does not have specific standards for the amount and type of
landscaping required on a development site. The Zoning
Ordinance requires landscaped yards and screening for some
types of development, but it does not have specific standards
concerning the type of landscaping to be used. He noted that
the Village Appearance Commission reviews landscaping plans
with specific recommendations from the Village Forester
concerning the type and location of landscaping. He commented
that the policy concerning landscaping could be changed to
indicate that the Village will establish standards, rather
than guidelines.
Commissioner Genell said she thinks the Village should work
on developing specific standards for landscaping.
Commissioner Samuels said that the reference on page 4-7 to
indoor recreation being a community need should include the
Checker Square/Vintage B-3 site in addition to the Town
Center.
Commissioner Samuels said Checker Road where it enters Town
Center by the Post Office east of Buffalo Grove Road is not
adequately designed to handle the increased traffic that will
occur as development in the area continues. He said the
traffic control system using stop signs for two legs of a
three-way intersection in front of the Post Office seems
inadequate, and visibility is poor near the rear of the Town
Center retail buildings.
Mr. Pfeil said when the Post Office site plan was reviewed
the Plan Commission took great care in working with the
Village's traffic consultant and site planners to develop an
efficient access system to Checker Road. He noted that
Checker Road in Town Center is actually a private easement,
so the Village may have some problems in redesigning or
relocating the road.
Commissioner Rosenston said that for the final version of the
Comprehensive Plan document he would like to see every page,
including the maps, consecutively numbered. He said it is
difficult to find some of the pages in the current draft
because a number of maps are placed between numbered pages.
Chairman Silbernik agreed that it would be easier to find
pages in the text if every page is consecutively numbered,
but he noted that the system of numbering pages by chapters
Buffalo Grove Plan Comm-Public Hearing-February 19, 1992-Page 8
is practical for the draft version of the document.
Chairman Silbernik asked for comments or questions from the
audience.
1
John Green, 1202 Hidden Lake Drive, said the references to
the bikepath and pedestrian system in the goals and policies
section of the Plan and in the Transportation chapter should
include language that states the Village will focus on and
give priority to completing links in the pathway system. He
said Transportation Policy Number 12 on page 1-7 should be
revised to state that the bicycle/pedestrian pathway system
shall provide safe, separate and continuous movement between
residential areas.
Annemarie Scheffler of Lieberman Realtors said she represents
clients who wanted to develop areas near the Town Center.
One client wanted to develop a car wash on the south side of
Checker Road east of Manchester Greens, and the other client
wanted to develop a dental office on the Firnbach property on
the east side of Buffalo Grove Road south of Deerfield
Bakery. She stated that in both cases the clients were told
by Village staff that the development plans were not
acceptable. She stated that the she does not think the Plan's
recommendation for office use at the southwest corner of
Buffalo Grove Road and Checker Road is realistic because
there is already an over-supply of office space in the
Buffalo Grove area.
Commissioner Goldspiel said a car wash at the location cited
by Ms. Scheffler would be difficult to get approved by the
Village because of the proximity to residential areas.
Mr. Pfeil said that in the case of the proposed dental office
south of the Deerfield Bakery, Village staff reviewed the
developer's concept site plan and noted deficiencies such as
no access to adjacent properties and no stormwater detention.
He noted that one of the Village's planning goals for this
area is to develop a system of connected parking lots linked
by access easements so that the number of driveways to
Buffalo Grove Road will be minimized.
Commissioner Samuels said it is not appropriate to review
plans for individual sites as part of the Comprehensive Plan
discussion.
Commissioner Goldspiel said the Town Center area is supposed
to be the Village's central business district, and the
Buffalo Grove Plan Comm-Public Hearing-February 19, 1992-Page 9
concept of integrating the street network, parking areas, and
stormwater detention among different development parcels is
very important in achieving a successful overall plan for the
area.
Tom Vucinic stated that he represents the Otis Company which
owns the 12 . 6-acre Crossings site at Arlington Heights Road
and the adjacent four-acre parcel north of Fremont Way. He
noted that the Crossings site is now zoned for commercial
use, and the Village approved a shopping center plan for the
site in 1988. He said he would like the Plan Commission to
explain its reasons for designating the site for medium
density residential use on the Comprehensive Plan's Future
Land Use map. He emphasized that the Otis Company wants to
cooperate with the Village in designing an appropriate plan
for the Crossings site, but he needs to understand the
Village' s planning goals for this area.
Chairman Silbernik noted that the Commission has had a lot of
discussion about the appropriate land use designation for the
Crossings site, and although most of the Commission members
think medium density residential use at approximately six
dwelling units per acre is the best land use, some
Commissioners think commercial use should be designated on
the Plan.
Commissioner Goldspiel noted that the Village has had
testimony in the past several years from experts on
commercial development who indicate that if Town Center
developed as a regional center, additional neighborhood
commercial centers could be absorbed in the Village in the
next five to seven years. If, however, Town Center is not a
regional center, and instead functions as a community or
neighborhood center, then the Village cannot support
additional neighborhood centers. He said that although he
supported the commercial plan for the Crossings in 1988, he
no longer believes it is a viable location for commercial
development. He noted that no new residential developments
are being built in the immediate area adjacent to the site,
and the approved plan for the Crossings commercial center
does not allow a full-size supermarket. He said these factors
in combination with the type of center that Town Center has
become indicate to him that the Crossings site will not be
able to support a commercial development.
Mr. Vucinic acknowledged that if the Otis Company thought the
market would support a commercial development on the
Crossings site, they would have proceeded with their approved
Buffalo Grove Plan Comm-Public Hearing-February 19, 1992-Page 10
shopping center. He said the Otis Company has looked at many
concepts for the site including retail, office and medical
uses. He indicated that recently they have been assessing the
possibility of residential development on the site. He said a
density of ten dwelling units per acre rather than the Plan's
recommended six units per acre may be needed for a
financially successful residential project.
Commissioner Goldspiel said the Crossings site is a
constrained development site due to street planning and
access issues and the need for compatibility with adjacent
residential areas. He said he thinks the Village would give
full consideration to a residential plan for the site even if
the density is somewhat higher than six units per acre.
Mr. Vucinic noted that the four-acre site north of Fremont
Way had been approved for a commercial center by the Village
of Long Grove, but litigation between Buffalo Grove and Long
Grove had the effect of disconnecting this parcel from Long
Grove. He inquired if the Plan's designation of office use is
firm, or if the Village would consider commercial use.
Commissioner Goldspiel commented that commercial use at this
location would have an impact on adjacent residential
properties, and the traffic impact would be greater than
office use. He said the office designation on the Plan
reflects the Commission's concerns about these impacts.
He suggested that the Otis Company look at concepts for
integrating the four-acre site with the 12 . 6-acre parcel
south of Fremont Way.
Mr. Vucinic inquired about the process for approval of the
Village's Comprehensive Plan amendments.
Chairman Silbernik said the Plan Commission will complete its
public hearings in February and make final revisions to the
Plan in March. The Commission will recommend approval of the
Plan to the Village Board, and the Board will consider the
Plan in April.
Chairman Silbernik asked for other comments from the public.
There being no further comments, he asked for a motion to
continue the public hearing.
Moved by Commissioner Goldspiel, seconded by Commissioner
Rhodes, and approved unanimously to continue the public
hearing to Monday, February 24, 1992 .
Buffalo Grove Plan Comm-Public Hearing-February 19, 1992-Page 11
Chairman Silbernik stated that the hearing on February 24th
would be at Cooper Junior High School at 7: 30 p.m. Chairman
Silbernik adjourned the hearing at 9:20 p.m.
Respectfully submitted,
e.
Robert E. Pfeil, Village Planner
APPROVED Y•
2
MARTIN SILBERNIK, Chairman
Buffalo Grove Plan Comm-Public Hearing-February 19, 1992-Page 12
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
February 19, 1992
Amendment of Village Comprehensive Plan
Chairman Silbernik called the meeting to order at 9: 20 p.m.
in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove,
Illinois.
Commissioner Present: Chairman Silbernik
Mr. Goldspiel
Mr. Krug
Mr. Rhodes
Ms. Howard
Mr. Rosenston
Mr. Charlette
Ms. Genell
Mr. Samuels
Commissioners Absent: None
Also present: William Raysa, Village Attorney
Robert Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Goldspiel, seconded by Commissioner
Krug, to approve the minutes of the Special Meeting of
January 22 , 1992. Commissioner Rosenston said on page six the
text in the third paragraph from the bottom of the page
should be corrected to read that the Fire Chief "does not
need access to Woodstone. " Commissioner Samuels noted that on
page twelve in the third paragraph from the top of the page
the text should be corrected to say Commission instead of
Commissioner. All Commissioners were in favor of the motion
to approve the minutes as corrected, and the motion passed
unanimously with Commissioners Rosenston and Genell
abstaining.
Moved by Commissioner Samuels, seconded by Commissioner
Rhodes, to approve the minutes of the Special Meeting of
Buffalo Grove Plan Comm-Regular Meeting-February 19, 1992-Page 1
January 27, 1992 . Commissioner Rhodes noted that on page one
Mr. Hedlund's first name is Donald. Commissioner Genell said
that in the last paragraph on page four her reference to
single-family housing should be corrected to read "the
Village is planning too much single-family land use. "
Commissioner Krug said in the third paragraph on page seven
Trustee Reid's comment concerning planning for Buffalo Grove
Road should read "north of Route 22" rather than Route 83 .
All Commissioners were in favor of the motion to approve the
minutes as corrected, and the motion passed unanimously with
Commissioners Rhodes, Rosenston, Charlette abstaining.
COMMITTEE AND LIAISON REPORTS
Commissioner Krug said he attended the Village Board meeting
on February 18, 1992 and the following items of interest to
the Plan Commission were discussed:
1. The Board briefly discussed some information concerning
the alignment of the intersection of Port Clinton Road and
Prairie Road, which will be part of the improvements to
Buffalo Grove Road north to Route 45. Mr. Edward Schwartz,
who wants to develop a single-family subdivision in the
area at the northwest corner of Port Clinton and Prairie,
told the Board that if the curved road alignment is the
Village's preferred design, he will have to abandon his
project because the costs of land dedication and road
construction will be too great for him to bear.
Mr. Schwartz said the curved alignment requires so much
right-of-way that the parcel at the northwest corner of
Port Clinton and Prairie will not be usable for a single-
family development, and the Village or some other
governmental entity will probably have to pay damage to
the remainder if a large amount of right-of-way is
acquired from this property.
2 . Mark Seigle of Seigle's Home Improvement Center on Route
83 requested a minor plan change to permit the
construction of a gatehouse at the southwest corner of the
retail building to regulate drive-through traffic for
sales in the rear warehouse area of the store. The Village
Board determined that the issues concerning construction
on an easement and traffic circulation on the site need to
be reviewed by the Plan Commission, but a public hearing
is not required.
Buffalo Grove Plan Comm-Regular Meeting-February 19, 1992-Page 2
Chairman Silbernik commented that a number of signs
concerning the drive-through lumber operation are being
proposed, and the Plan Commission should look at the
signage as part of the overall plan for the gatehouse
project.
3 . The Board reviewed a pre-application for a child day care
center proposed by the Jewish Council for Youth Services
on a parcel west of the La Salle Bank on Route 83. The
Board was favorable to the land use, but said that
problems concerning access, the location of the playground
area, and stormwater detention would need to be addressed.
Commissioner Krug commented that the site appears to be
rather tight for the building being proposed, and parking
may be a problem.
Commissioner Samuels said he attended the Village
Transportation Commission meeting on February 11, 1992 and no
items of concern to the Plan Commission were discussed.
AMENDMENT OF VILLAGE COMPREHENSIVE PLAN
Commissioner Krug inquired if the Plan text would be revised
for next week's hearings concerning issues that were
discussed at tonight's public hearing.
Mr. Pfeil said he would not try to revise the Plan document
until the public hearings are concluded, but he would prepare
a memo summarizing all the points discussed tonight. The memo
would be available to people attending the hearings on
February 24th and 26th.
Commissioner Rosenston said he does not think adequate notice
was given to residents in the Village concerning the public
hearings. He said a direct mailing to residents would have
been effective in making sure people were informed about the
Plan and the hearings.
Commissioner Goldspiel commented that he thinks the Village
has publicized the planning process adequately, and he
believes residents are generally aware that the Plan is being
updated.
Chairman Silbernik noted that Plan Commission agendas are
broadcasted on the cable television community calendar and
the Daily Herald lists the Commission's meetings and major
Buffalo Grove Plan Comm-Regular Meeting-February 19, 1992-Page 3
agenda items. He said that at every Commission meeting since
last summer he has told everyone in attendance that the
Village is updating the Plan and anyone interested should
give their name and address to the Village Planner for
notification of all meetings concerning the Plan.
John Green commented that he gave his name to the Village
Planner, and he has been notified of all meetings concerning
the Plan.
Commissioner Samuels said he is concerned about the
pedestrian access issues that were discussed tonight, and he
said when Busch Grove Park is developed, access across Route
83 will be very difficult for pedestrians and bicyclists,
especially children. He suggested that an overpass across
Route 83 for pedestrians be considered.
Commissioner Goldspiel said traffic experts indicate that
pedestrian overpasses are not used. In addition, with the
need for making these structures accessible to handicapped
persons, the physical design of the structure becomes very
large. This would require more land and the cost of the
structure may become too great to make it feasible. He said
there is a body of research concerning how road crossings can
be made safer for bicyclists and pedestrians. For example,
some studies indicate that pedestrian crossings in the middle
of street segments are safer than crossings at intersections.
Chairman Silbernik said measures such as reduced speed limits
and mid-block crossings may be effective in providing safer
pedestrian crossings on major streets.
Commissioner Rosenston said that proper pedestrian crosswalks
with signalization are needed at intersections. He said
pedestrian access at locations all over the Village needs to
be examined. He commented that although Town Center is
supposed to be pedestrian-oriented, it is virtually
impossible for a pedestrian or bicyclist to get to Town
Center safely.
Commissioner Charlette suggested that the Village prohibit
right turns on red lights for vehicles at major intersections
�..� in order to protect pedestrians.
Commissioner Goldspiel said that the Plan Commission can
address the issue of pedestrian access in the Village without
waiting for developers to bring specific projects. He
suggested that the Commission ask the Police Department to
Buffalo Grove Plan Comm-Regular Meeting-February 19, 1992-Page 4
make a presentation concerning information on pedestrian and
bicyclist accidents at location in the Village.
Chairman Silbernik said the Police Department will probably
just confirm what the Plan Commission already knows. He said
what the Commission needs to do is take up the issue of
pedestrian safety with a study and recommendations.
Commissioner Samuels said the Plan Commission wants to act
responsibly when it considers development plans, and
pedestrian safety has to be one of the planning elements for
all development projects. He said he would be willing to be
on a committee to study pedestrian safety issues.
Commissioner Krug and Howard indicated that they would also
serve on the committee.
CHAIRMAN'S REPORT - None
FUTURE AGENDA SCHEDULE
Mr. Pfeil said hearings concerning the Comprehensive Plan are
scheduled for February 24th and 26th. The March 4, 1992
agenda will include a public hearing concerning the
Windbrooke Apartments detached garages and a workshop
concerning the proposed nursing home on the Steepleview site.
He said he has not as yet scheduled any items for March llth.
He noted that the March 18th agenda may include the Indian
Creek development if the preliminary study for the Port
Clinton/Prairie Road intersection is available.
Chairman Silbernik said the March 18th agenda could include
the Commission's consideration of final revisions to the
Comprehensive Plan and a recommendation to the, Village Board
concerning approval of the Plan.
PUBLIC COMMENTS AND QUESTIONS - None
STAFF REPORT - None
`./ NEW BUSINESS - None
Buffalo Grove Plan Comm-Regular Meeting-February 19, 1992-Page 5
ADJOURNMENT
Moved by Commissioner Rosenston, seconded by Commissioner
Goldspiel and unanimously carried to adjourn. Chairman
Silbernik adjourned the meeting at 9:50 p.m.
Respectfully submitted,
4-Ke/t - 6, Tea
Robert E. Pfeil, Village Planner
APPROV •
MARTIN SILBERNIK, Chairman
Buffalo Grove Plan Comm-Regular Meeting-February 19, 1992-Page 6