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1992-08-19 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION August 19, 1992 Manchester Greens, Manchester Drive/Checker Road Amendment of a Planned Unit Development and a Preliminary Plan in the R-9 District and R-4A District -- Workshop #1 Chairman Silbernik called the meeting to order at 7: 30 a.m. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Silbernik Mr. Krug Ms. Howard Mr. Samuels Ms. Genell Mr. Berman Commissioners absent: Mr. Goldspiel Mr. Rhodes Mr. Rosenston Also present: Mr. Charles Schmidt, Systems Design Group, Ltd. Mr. Ed Covici, Scarsdale Development Mr. Charles Hendricks, Village Trustee Mr. Robert E. Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Howard to approve the minutes of the regular meeting of August 5, 1992. All Commissioners were in favor of the motion, and the motion passed unanimously with Commissioner Genell abstaining. COMMITTEE AND LIAISON REPORT Commissioner Krug reported on the Village Board meeting of August 17, 1992 stating that the following items were discussed: 1. Buffalo Grove Nissan will now be Arlington Nissan of Buffalo Grove. 2. The northeast corner of Buffalo Grove Road and Aptakisic south of Malnati's will be embroiled in an annexation suit with Wheeling since both Buffalo Grove and Wheeling have acted on annexation of the property. Buffalo Grove Plan Comm-Regular Meeting-August 19, 1992-Page 1 Mr. Schmidt stated that they are not proposing a gatehouse on Church Road but that the existing gatehouse on Checker Road would remain. Commissioner Howard noted concern with potential cut through traffic between Church and Checker Roads, particularly on Sundays, and asked that this matter be taken into consideration. Commissioner Genell noted concurrence with Commissioner Howard's concerns regarding the 8 foot building separations and the 10 foot setbacks. She further noted concern with the lack of visitor parking. She stated that it would seem likely that some units will need to be eliminated to provide for such parking. She also noted her concern with the 15 foot setback from the Police Station. Mr. Pfeil stated he has not received written comments from the Police Department as to the impact this setback will have on the Police Station, but it doesn't appear that Police operations would be affected by the proximity of residences to the Police property. Commissioner Genell asked if the realignment for the bikepath would work out well. Mr. Pfeil stated that the proposed realignment is acceptable and noted that the manager of the golf course actually favors moving the bikepath p farther from the golf course. Commissioner Genell questioned marketability of the second condominium building and asked why it is still proposed for construction. Mr. Schmidt stated that there would be a sufficient market for the sale of units in one more condominium building, although certainly not for the original five buildings as had been planned. He further noted from a planning standpoint, having this second building does a lot to finish off the look of the first building and the parking lot. Commissioner Genell asked what the price of the villas would be. Mr. Schmidt stated the villas would sell for between $180, 000 to $250, 000. Commissioner Samuels stated that the concept of empty nester villas is one that would be beneficial for the Village and that he has no problem with these villas at this particular location. However, he noted his concern with the lack of visitor parking and no side off street parking for residents. He further noted that although 40 foot rear setbacks are proposed, there are at least two instances where that does not appear to be the case. In addition, once patios are added there will only be approximately Buffalo Grove Plan Comm-Regular Meeting-August 19, 1992-Page 4 20 feet of setback from the golf course, and this could be dangerous for people using the patios. Commissioner Samuels stated that he has no problem with the 8 foot side yard between units as the original townhome plan would have no separation. He further stated that the problem he sees is the lack of any further townhome development to balance the existing townhomes. He noted that the existing townhome owners would never be able to sell their units if the plan doesn't include more townhouses to create a neighborhood area. Commissioner Samuels noted that the streets would be private, and no sidewalks would be provided. He said the lack of sidewalks is a major deficiency in the plan. He asked if the Village wants developments to have private streets. Mr. Pfeil stated that the Public Works Director favors public streets because when private streets are used, residents of the area usually end up asking that the Village accept the streets and upgrade them. He noted that the proposed private streets in Manchester would be built to Village construction standards, but right of way would not be provided. Commissioner Samuels stated he would like to see sidewalks on at least one side of the street and he would prefer to have public streets. He further noted his concern with the proximity of some of the rear yards of the villa homes to the edge of the golf course. Commissioner Samuels commented that this plan which is actually lowering the density still does not seem to provide any additional green space which seems somewhat unusual. He stated that he likes the idea of the plan but feels that a great deal of work is needed on the plan. Trustee Hendricks noted that some of the dead end streets in the proposed plan could be turned into cul-de-sacs. Commissioner Krug noted his agreement with Commissioner Samuels regarding the private streets and lack of sidewalks as well as adding additional townhomes to balance out the existing ones. He said that he would like to hear from the Fire Department regarding the 8 foot sideyard separation between villas. He asked if the multiple associations for the condos, villas and townhomes would function effectively on issues that concerned the overall property. Mr. Schmidt noted that Scarsdale's attorney believes that multiple associations are the best way to handle the property, and that there shouldn't be a problem coordinating the associations. Commissioner Krug suggested that having one association would be a Buffalo Grove Plan Comm-Regular Meeting-August 19, 1992-Page 5 better idea and noted that he would like the Village Attorney to check out the proposed association idea. He asked if the engineering plans had been reviewed. Mr. Pfeil stated that the Village Engineer has not seen an engineering plan for the proposed re-plan. The Village Engineer does not foresee any major problems, but utilities will need to be reviewed. The additional 1.3 acre site can probably be served by the original stormwater management plan, but impervious surface on the site needs to be verified. Commissioner Krug asked if street lighting would be provided. Mr. Schmidt stated that lighting would be provided per Village standards. Chairman Silbernik reiterated his concern with the 8 foot sideyard setbacks, the parking situation, sidewalks, lack of dedicated streets and on street parking as well as traffic flow. Chairman Silbernik asked if the condominium parking meets with Village ordinance standards and if any parking for the villas is to be included within the condominium parking. Mr. Schmidt replied that the parking for the condominiums is strictly for the condominiums and meets the Zoning Ordinance requirement. Chairman Silbernik also expressed his concern for the three orphan townhomes and any hopes for resale value if they should be left on their own. Chairman Silbernik also expressed concern with a couple of villas which come within 10 feet of the street and the necessity to maintain traffic flow and the ability to see around the corners at those areas. Chairman Silbernik asked if the developer had determined the marketability of such a development. Mr. Schmidt stated that many people who attended the sealed bid offering for the condominium had expressed an interest in the villa concept. Chairman Silbernik noted the following items which needed to be addressed at the next workshop: 1. 8 foot separation between the homes 2. Visitor parking and off side resident parking 3 . Sidewalks Buffalo Grove Plan Comm-Regular Meeting-August 19, 1992-Page 6 4 . Public streets versus private streets 5. Additional townhome development to enhance existing townhomes 6. Analysis of traffic flow between Checker and Church Roads through the development 7. Setback of the villa home from the Police Station property 8. Setback of the villas from the Golf Course 9. Use of cul-de-sacs at the southwest portion of the plan 10. Maintaining sight lines on the 10 foot setbacks at street intersections 11. Additional green space where possible 12. Architectural handling of flat spread adjacent to golf course CHAIRMAN'S REPORT Chairman Silbernik noted that if any Commissioner cannot attend a meeting that he or she indicated on the quorum sheet that they would be available for, they should call Bob Pfeil so he can determine if there is a quorum for each meeting. FUTURE AGENDA SCHEDULE Mr. Pfeil stated that the next meeting is scheduled for September 2, 1992 for a public hearing on the campus improvements. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Genell, seconded by Commissioner Berman and unanimously carried to adjourn. Chairman Silbernik adjourned the meeting at 8:25 p.m. Buffalo Grove Plan Comm-Regular Meeting-August 19, 1992-Page 7 Respectful) submitted, Fay Ruilioih, Secretary APPROV BY• MARTIN SILBERNIK, Chairman Buffalo Grove Plan Comm-Regular Meeting-August 19, 1992-Page 8