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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