1993-05-27 - Appearance Commission - Minutes APPEARANCE COMMISSION
VILLAGE OF BUFFALO GROVE, ILLINOIS
THURSDAY , MAY 27 . 1993
I . CALL TO ORDER
Chairman Eddie Larsen called the meeting of the Appearance Commission
together at 7 : 37 P.M. on Thursday . May 27 , 1993 in Room 24 of the
Alcott Community Center , 530 Raupp Boulevard .
II . ROLL CALL
Commissioners Present : M. Cea , R. Lundine , S . Trilling and E. Larsen
Commissioners Absent : R. Gordon, F . Weissman and A. Viehman
Bldg . Dept . Liaison: Edward Schar , Deputy Building Commissioner
Also present : Frank E. Hruby , Jr . .
Director of Building and Zoning
Carol Berman, Permit Coordinator
III . APPROVAL OF MINUTES
May 13 , 1993 - Commissioners present at that meeting are absent .
Motion to Table was made by Com. Cea and seconded by Com. Lundine.
Voice Vote : AYE Unanimously
April 22 , 1993 minutes remain Tabled .
BUSINESS
Ch. Larsen asked for a motion to remove Item B from the Agenda.
The Appearance Commission Presentation will be given by Mr . Hruby
after the regular business has been completed .
Motion to remove Item B from the Agenda was made by Com. Lundine and
seconded by Com. Cea . Voice Vote - AYE Unanimously
A. Manchester Greens - Phase 2 - Villas
Full Review: Architecture/Materials
Landscaping/Fencing ,
Sales Center/Signs
Presentation was made by Mr . John Green. Systems Design Group ,
5999 New Wilke Road . Suite 208 , Rolling Meadows , IL 60008
(708-439-5800) and Ken Geno , Geno Landscape Co . , Mundelein, IL
566-4546 . Mr . Jack Taipala , SDG Architect , was present
Mr . Brian Hoffman and Mr . Michael Larsen of Red Seal Develop-
ment , 425 Huehi Road , Bldg. 18 , Northbrook , IL 60026 were
also present .
A complete booklet of plans was submitted and Mr . Green
described each section beginning with the site plan. Phase 2 of
Manchester Greens will be located between Church Road and
Checker Road , just north of the Buffalo Grove Police Station.
The existing Manchester condominium building is adjacent to the
9th hole of the Buffalo Grove Golf Course . Originally five (5)
condominium buildings were approved. One condominium building
was constructed and one 3-unit townhome was constructed next to
the single family homes . One more condominium will be built ,
but it is not part of this presentation.
The balance of the site (about 11-1/2 acres) will consist of 58
Villa-units which are single family condominiums . This is a new
product for Buffalo Grove . There are no individually owned
lots . The Villas are separated by ten feet ( 10) and they are
clustered so that every 3rd or 4th unit will be separated by
18 to 20 feet .
The bike path which was part of the first product will be
continued to the west and south perimeter of the site to tie
into Church Road which then ties into the bike path that goes
to the Clayton Municipal Campus . Manchester Drive is a con-
tinuous road with 29 parking spaces that are unassigned. Each
unit has a 2-car garage with space for parking 2 cars on the
driveway.
Mr . Green described each of the Villa plans . There are five
(5) different unit types and there are pre-assigned sites .
The A and C units have front entrances and they have the same
perimeter footprint , so they are interchangeable , but the floor
plans are different . There are about thirty (30) A and C units .
The B and D units have side entrances and they are located
on the outside corners of clusters , or where there is a
separation between clusters . There are about twenty (20)
B and D units .
The E unit has an inside corner entrance and is only located
where there is an inside 90 degree turn around the site so
the entry is adjacent to the driveway. There are five (5) E
units .
The floor plan of each unit was described : Villa A has a
1 , 710 sf . 2-bedroom plan or a 1 , 960 sf . 3-bedroom plan.
Villa B has 1 , 930 sf . Villa C has 2 ,025 sf . Villa D has
2 ,050 sf . Villa E has 2 ,090 sf .
The patios are common areas because there are no individually
owned lots . The is an envelope around each unit just large
enough for placement of the units on the site . The Villas are
similar to a townhouse development except that there are ten
feet ( 10 ' ) between each unit . Each. unit has a patio or deck .
APPEARANCE COMMISSION
May 27 , 1993 - Page Two
1 . ARCHITECTURE/MATERIALS:
The exterior elevations of each unit were described . They have
kept the same concept as the Townhouse buildings . They also
used similar color schemes . Skylights , located in the bathrooms
and great room , are optional . There are no windows on eleva-
tions facing the side of another building , but where there is
open space , there are windows on the side elevation.
The exterior color schemes A through E are pre-chosen and people
cannot intermix materials . Every unit has a different exterior
and effort has been made regarding placement so that the stand-
ards of the Monotony Code have been met .
Materials consist of brick , roof shingles , aluminum siding,
wood trim and white or almond front doors . The siding will
either be Reynolds or Alcoa . (Both companies have colors that
are very similar . ) Cedar siding , stained to match the aluminum
siding is an optional up-grade . Cedar is lighter and gives a
warmer feeling to the building. Pella window frames are white
and the glass is clear . All Villas have full basements .
The elevations were reviewed with regard to the Monotony Code .
The Commissioners agreed that all five units would be considered
to have distinctively different elevations . Placement of the
units was discussed. It was agreed that they meet the Monotony
Code .
The addition of windows on the blank walls of Villa C, when it
does not face another building , was discussed . Mr . Green said
it would be possible to put a window in the bathroom on the
first floor and he agreed to do so.
Ch. Larsen commended Mr . Green on an excellent project .
Com. Cea made a motion to recommend approval of the Architecture
and Materials for the Manchester Greens Villas A through E as
submitted with the Color Packages as described in the booklet ,
with the stipulations agreed to by the petitioner .
Com. Lundine seconded the motion.
Roll Call Vote: AYE - Lundine , Trilling , Cea and Larsen
NAY - None
Motion Passed - 4 to 0 .
APPEARANCE COMMISSION
May 27 , 1993 - Page Three
2 . LANDSCAPING:
Mr . Geno presented several landscape plans , which are included
in the booklet . One for the overall site , another for the
entrance area and plans for each individual unit . There is an
unmanned guard house at the Manchester Greens entrance on
Checker Road and Phase 2 has a similar guard house at the
entrance on Church Road . The parking area is bermed and
landscaped .
a. Overall Site Landscaping :
The parkway trees were discussed . Raymond Rigsby' s Review,
dated May 27 , 1993 states that : " parkway trees should be
spaced every forty feet (40 ' ) " and . . . . recommends that "the
parkway tree spacing should be redesigned to provide forty feet
(40 ' ) spacing , taking into consideration driveways and
utilities . "
Mr . Geno said they have a problem with meeting Mr . Rigsby' s
requirement because of such things as the double driveways.
They did take the overall length of all the parkways , divided it
by forty feet (40' ) and there is the right amount of trees , but
they are not spaced exactly forty feet (40 ' ) apart . They have
provided a tree for every unit . Some are closer than forty
feet (40 ' ) .
There is heavy screening along the Police Station which consists
of large evergreens including 10 ' Pines . 16 ' Birches and some
shade trees .
They did not completely screen out the golf course , so people
could enjoy the view. Both parking areas are screened.
There are some existing trees for which there is a tree survey.
They will be saving as many trees as possible for screening.
The property line next to existing homes will have some trees
planted in the back yards of the Villas .
All the cul-de-sacs are landscaped. Some larger trees have been
used to accent key areas . Plant material was selected in
accordance with the Village standards .
Regarding Mr . Rigsby' s recommendation for more plant material in
common areas . There is an asphalt walking path between some of
the rear yards and two rest areas which will be landscaped. Mr .
Geno was uncertain where additional planting could be done . The
bike path also runs through this area .
Mr . Rigsby also recommended addition evergreen materials to
buffer the golf course to the west and residential to the
east .
APPEARANCE COMMISSION
May 27 . 1993 - Page Four
The sidewalk in front of the Villas and the street are concrete.
The sidewalks are set back twenty-one feet from the curbs and
there is parking on the street .
Ch. Larsen commented that there does not appear to be any place
for much more cluster planting.
There is no detention area on the site because the overall
drainage is tied into the large lake on the golf course .
The evergreen hedge around the police station has been continued
and there is a chain link fence around the golf course .
Com. Lundine made a motion to recommend approval of the
Landscape Plans for Manchester Greens 2 , as submitted , subject
to the Village Forester ' s approval . The petitioner stated
that the required number of parkway trees has been provided ,
but due to spacing of driveways and other elements , they cannot
always be on forty foot (40 ' ) centers which is acceptable .
Com. Cea seconded the motion.
Roll Call Vote : AYE - Lundine , Trilling , Cea and Larsen
NAY - None
Motion Passed - 4 to 0 .
b. Entrance and Front Parking Area:
Residents to the east expressed concern about the parking area
so there is a row of Arborvitae , Some Flowering Crabs and
Austrian Pines along the property line .
The sign area will be landscaped and the sign will not be
illuminated.
The rest areas will have benches with landscaping behind them.
All planted areas will be covered with shredded bark.
Com . Cea made a motion to recommend approval of the Entryway
and Rest Area Landscape Plan for Manchester Greens 2 as
submitted .
Com. Lundine seconded the motion.
Roll Call Vote : AYE - Lundine, Trilling , Cea and Larsen
NAY - None
Motion Passed - 4 to 0.
APPEARANCE COMMISSION
May 27 , 1993 - Page Five
c . LANDSCAPING OF VILLAS:
East unit will have a two inch (2" ) shredded bark mowing strip
L./ around i t .
Units A and C will have the same foundation plantings . Because
of the bike path, the patio areas have been heavily screened
with large plant materials .
Com. Trilling questioned whether mulch mowing strip would be
difficult to maintain because grass could start growing into the
mulch and the bark could get into the grass?
Mr . Geno responded that the bark will pack down and be even with
the grass so the mower can go right over it . Shredded bark is
different from shredded chips . There will be no edger , but
there will be a weed blanket under the mulch. The association
will maintain all the landscaping.
Unit B has the side entry and it has been screened for privacy.
The patio is also completely screened with large trees .
Residents will be permitted to add to or change landscaping with
the approval of the association. The window wells are covered .
The entrance of Unit D is nicely screened and the patio area
is screened as well as the back of the house .
The inside entrance of Unit E is similarly landscaped with
additional plantings along the garage and around the patio.
Mr . Hruby, Director of Building and Zoning , questioned the
use of mulch around all four sides of the units . Mulch has a
tendency to keep the ground moist which is a condition that
could encourage Carpenter Ants , Termites and Mold . He asked Mr .
Green if this could be a problem since the buildings are wood
frame construction.
Mr . Green responded , "No because the wood frame of each building
is at least 6" to 8" above the grade. There could be insect
problems for the first year or two because the soil has been
disturbed , but as soon as the soil settles , the Ants and Red
Bugs will disappear The strip will enhance the plantings .
Mr . Hruby commented that the weed strip could trap moisture.
Mr . Geno agreed that some mulches do hold moisture and that is
.,hy the weed blanket (not visquine) is only used under the
mowing strip. A weed blanket breathes and it is three inches
(3" ) deep. All the lawn areas will be sodded.
APPEARANCE COMMISSION
May 27 , 1993 - Page Six
Mr . Hruby asked Mr . Green how steep the slope is from the
building to the grass?
Mr . Green answered that there is a minimum requirement of 1-1/2
to 2% because of the site grading on the side . There is a swale
between the buildings .
Com. Trilling made a motion to recommend approval of the
Landscape Plans for the Manchester Greens Phase 2 -
Units A, B, C, D and E - as submitted .
Com. Cea seconded the motion.
Roll Call Vote : AYE - Lundine , Trilling , Cea and Larsen
NAY - None
Motion Passed - 4 to 0 .
The street lighting will match the Village of Buffalo light
standards . Other lighting fixtures will be a "purchaser ' s
choice" item and a selection will be submitted for AC approval .
3 . FENCING:
Mr . Green said there would be two types of fencing. There will
be a six foot (6 ' ) cedar fence along the east property line .
It ' s purpose is to screen the property that fronts on Buffalo
Grove Road.
Originally ( in 1989) , a green clad vinyl fence was approved for
the golf course perimeter . Mr . Green asked if the fence could
be upgraded to a six foot (6 ' ) ornamental metal fence with
four inch (4" ) spacing around the whole golf course. He spoke
to Carmen Molinero and he liked the ornamental fence better
because garbage would not collect . The ornamental fence will
be a continuation of the Police Station' s cyclone fence .
There is nothing proposed for the south side of the eastern
border . The neighborhood is well established and there is
some existing landscaping. The number of units has been
reduced , so the original impact has been reduced .
Com. Lundine made a motion to recommend approval of the
Ornamental six foot (6 ' ) high black metal fencing along the
golf course and the six foot (6 ' ) traditional cedar fence
along the eastern property line . (Motion was modified -
See Page Eight . )
Com. Cea seconded the motion.
Roll Call Vote : AYE - Lundine , Trilling , Cea and Larsen
NAY - None
Motion Passed - 4 to 0 .
APPEARANCE COMMISSION
May 27 , 1993 - Page Seven
Mr . Schar informed the petitioners that a variance may be
required for the six foot (6 ' ) fences because the height
limitation is of five feet (5 ' ) between residentially zoned
`./ properties . The golf course is zoned residential .
Mr . Green said the underlying zoning in unincorporated Lake
County is Commercial , so the six foot (6 ' ) wood fence would be
acceptable.
Mr . Hoffman and Mr . Larsen of Red Seal agreed to reduce the
height of the ornamental metal fence to five feet (5 ' ) .
Ch. Larsen directed that the motion be modified to reflect
this change .
Com. Lundine made a motion to recommend approval of a five
foot (5 ' ) high ornamental metal fence along the golf course
and a six foot (6 ' ) high traditional fence on the eastern
property line as submitted.
Com. Cea seconded the motion.
Roll Call Vote : AYE - Lundine , Trilling , Cea and Larsen
NAY - None
Motion Passed - 4 to 0 .
4 . Miscellaneous Structures :
a . Temporary Sales/Information Center :
Mr . Green said the 32 ' x 10 ' Sales Trailer will be located where
Unit #1 will ultimately go , on the north side of Manchester
Court . Units 10 and 11 are scheduled to be the model units and
there is adequate temporary parking . Color Scheme B, Almond
Siding with Beige Gray trim (without the brick) will be used on
the Sales Trailer . Mr . Green suggested that the fabric canopy
be Dark Brown to be consistent with the roof tone .
b. Guard House :
Mr . Green said there has been a lot of debate over the guard
house . Color Scheme A will be used. The drivit panel will be
painted Navajo White and the brick will be Cloud Grey Velour
which is the closest match to the existing brick on the other
guard house . The window will be white and the sign panel will
also be white .
If Manchester Drive ever becomes a public street , there is an
ordinance that states there cannot be a public structure in the
right-of-way. The guard houses would be public structures .
The guard house is not manned and in the original proposal of
the Villas to the Plan Commission, the developer asked to not
have to construct it .
The Plan Commission' s final decision was to put it in because
it gives traffic the intimation that Manchester Drive is not a
public street and this will reduce the number of people who
would use it as a cut through.
APPEARANCE COMMISSION
May 27 , 1993 - Page Eight
Com. Trilling commented that an unmanned structure would give
people the impression that the project is going under .
Mr . Green emphasized the fact that it was the Plan Commission' s
recommendation, not the developer ' s desire , that the guard house
be constructed .
Mr . Hruby asked if an entrance monument had been discussed?
Mr . Green said it was important to the Plan Commission that the
guard house match the existing guard house and he repeated his
statement that the Plan Commission thought the guard house would
help reduce traffic .
Ch. Larsen said the guard house does not come under the purview
of the Appearance Commission. The AC can recommend that it not
be constructed because it is not necessary.
Com. Cea made a motion to approve the Elevations and Materials
for the Manchester Greens , Phase 2 Guard House is submitted .
Com. Lundine seconded the motion.
Roll Call Vote : AYE - Lundine , Trilling , Cea and Larsen
NAY - None
Motion Passed - 4 to 0 .
Com. Cea made a motion to recommend approval of the two (2)
miscellaneous structures Sales Information Center as submitted.
Com. Lundine seconded the motion.
Roll Call Vote : AYE - Lundine , Trilling , Cea and Larsen
NAY - None
Motion Passed - 4 to 0 .
Com. Cea said an unmanned guard house becomes an abandoned
building immediately and he strongly opposes it .
Com. Lundine made a motion to recommend approval of the
Elevations and Materials for the second guard house as
presented.
Com. Trilling seconded the motion.
Roll Call Vote : AYE - Lundine , Trilling , Cea and Larsen
NAY - None
Motion Passed - 4 to 0.
A Straw Poll was taken: Whether the Appearance Commission
does not see the value of the additional structure at the
entranceway off of Church Road and question the value of
the structure that exists off of Checker Road , since they
appear to be abandoned structures because they are not manned
or utilized . The Appearance Commission suggests that the
Village Trustees allow the petitioner to obviate the Plan
Commission' s request for this additional structure .
APPEARANCE COMMISSION
May 27 , 1993 - Page Nine
Com. Cea asked Mr . Hruby what kind of policy the Village has
with regard to abandoned buildings?
Mr . Hruby responded that the guard house is not an abandoned
building or an unoccupied structure . He would call it a
structure that embellishes the development . To his knowledge ,
it does not present any hazard. The Plan Commission discussed
the guard house at length and chose to recommend it to the
Village Board for approval . It is in order for the Appearance
Commission to recommend that it not be constructed and the
Village Board will make the final determination.
A YES vote would be in favor of recommending that the Trustees
consider the recommendation that it is not necessary to have
this structure there . A NO vote would mean that it is okay.
Com . Lundine - Yes
Com. Trilling - Yes
Com. Cea - Yes
Ch. Larsen - Yes
5 . Signs :
Mr . Green described the three (3) signs being submitted for
the development :
a. Temporary Identification Sign to be located on Checker Road
and would replace the existing Scarsdale sign. It is a V-shaped
sign, each leaf being 12 ' x 24 ' .
Ch. Larsen informed Mr . Green that the size is too large . The
maximum size permitted by the Sign Code is 120 square feet .
Mr . Green agreed to reduce the size of the panels to 8 ' x 15 .
Mr . Schar stated the size relates to the front footage of the
property and this would have to be verified. It is also an
off-premise sign.
The colors of the sign will be Green with cream and black copy.
b. There is a Similar 4 ' x 8 ' Sign in front of the Sales/
Information Center . It will be located perpendicular to
Manchester Drive to the east of the access driveway into the
parking area for the center . The color scheme will be the same .
c . The Entrance Sign will be 4 ' x 8 ' and will have the same
copy with the exception that lower panel will read Information
Center . It will be single-faced located at the entranceway.
The sign will be setback four feet (4 ' ) from the lot line
because the lot line is setback 50 ' or 60 ' from Church Road.
APPEARANCE COMMISSION
May 27 , 1993 - Page Ten
Com. Lundine made a motion to recommend approval of the three
signs for The Villas of Manchester Green:
1 . Temporary construction sign as presented with the
change in the size of the copy area to be 8 ' x 15 '
2 . The Information Center Sign as presented.
3 . The Ground Sign on Church Road , as presented , is
recommended as a single faced sign as presented ,
and should a variance be required , and is sought ,
the Appearance Commission would recommend a variance
because it is within the required ten foot ( 10 ' )
setback .
Com. Cea seconded the motion.
Roll Call Vote: AYE - Lundine , Trilling , Cea and Larsen
NAY - None
Motion Passed - 4 to 0.
Regarding the five foot (5 ' ) ornamental Golf Course fence ,
Mr . Schar recalled that there is a restriction in the Fence
Code against fences on lots abutting Golf Courses .
Mr . Green said he thought that there was a variance to that
requirement was granted under the 1989 Ordinance for the sub-
division. The fence was required.
Mr . Schar to follow-up on this and keep the Appearance
Commission informed.
Ch. Larsen reminded Mr . Green to submit the light fixtures
and wished him success for the project .
V. ANNOUNCEMENTS
1 . The Broasterie has been informed that they have too many window
signs again.
2 . When Ray' s Carpets was visited , it was not in violation.
VI . ADJOURNMENT
Com. Cea made a motion to adjourn.
Ch. Larsen adjourned the meeting at 9 : 24 P.M.
Respectfully submitted ,
><VIA:Aj(1
Shirley Bates ,
Recording Secretary
APPEARANCE COMMISSION
May 27 , 1993 - Page Eleven
Special Presentation by Mr . Frank E. Hruby , Director of Building and
Zoning .
Mr . Hruby introduced Mrs . Carol Berman, Permit Coordinator . She is
responsible for accepting . recording and processing all building
permit applications . Mrs . Berman works with Mr . Schar and the
Building Inspectors to assure that Buffalo Grove is a code compliant
community. A recent poll published in New York listed Buffalo Grove
among the 50 best places to live in the United States . The Appear-
ance Commission can be proud of its part in making the Village
aesthetically pleasing .
Mr . Hruby commended Mrs . Shirley Bates , for her faithful service
as Appearance Commission Recording Secretary. Ch. Larsen concurred .
An Appearance Guide was distributed as a tool to help the Appearance
Commissioners review the aesthetic aspects of building projects .
Along with the Appearance Guide , the Commissioners were given a
Zoning Ordinance , a Sign Code and a Fence Code . Mr . Hruby said
citizens are most affected by the Zoning Ordinance .
Mr . Hruby summarized each section of the Guide . He emphasized some
of the most pertinent information and answered questions raised by
the Commissioners .
At the conclusion of the discussion , Mr . Hruby suggested that the
Appearance Commissioners formulate a check list be to be used for
site development . All elements of a review would be included , such
as compatibility with the surrounding area, architecture , materials .
roof top screening , trash enclosures , etc. Staff would be willing
to work the Commission in the preparation of such a list .
Mr . Hruby is preparing an amendment to the BOCA Code for roof top
screening which will have standards applicable to Buffalo Grove .
Chairman Larsen proposed giving annual awards to developers for the
"Building of the Year" or "Best Design of the Year . "
Mr . Hruby agreed this was a good suggestion and said criteria for
judging does not have to be a new building. St . Mary' s steeple and
the Salt Dome are among possible contestants . Separate awards could
be given for best design, best landscaping, residential area , signs
and other basic elements . Mr . Hruby will prepare some suggestions .
Mr . Hruby announced that a review of the Municipal Code is taking
placebeing done and one new provision is that the Appearance
Commission will now require four (4) members to be present to
constitute a quorum.
Copies of the recently passed Master Change Ordinance I will be
distributed to Appearance Commissioners .
Mr . Larsen thanked Mr . Hruby for the presentation and added that the
Appearance Commission has changed from an adversarial relationship
with developers to one of a helpful nature .
`' The- Workshop ended at 10: 45-_P. M.- (sb) ,
APPEARANCE COMMISSION
May 27 . 1993 - Page Twelve