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