1992-09-02 - Plan Commission - Minutes MMEMMIIMMIOMMEMEMMIft
APPROVED
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
September 2, 1992
Clayton Municipal Campus Improvements
Chairman Silbernik called the meeting to order at 7:30 p.m. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois
and read the Notice of Public Hearing as published in the Buffalo
Grove Daily Herald, explained the format of the meeting and swore
in persons who were giving testimony at the public hearing.
Commissioners present: Chairman Silbernik
Mr. Goldspiel
Mr. Krug
Mr. Rhodes
Ms. Howard
Mr. Rosenston
Mr. Samuels
Ms. Genell
Mr. Berman
Commissioners absent: None
Also present: Mr. John Green, Systems Design Group, Ltd
Mr. Lee Szymborski, Assistant Village
Manager
Mr. William Raysa, Village Attorney
Mr. Charles Hendricks, Village Trustee
Mr. Robert E. Pfeil, Village Planner
The following exhibits were presented by the petitioner at the
public hearing:
Exhibit A: Site Plan Concept C3b-1 Main Level dated August 20,
1992
Exhibit B: Site Plan Concept C3b-2 Lower Level dated August 20,
1992
Exhibit C: Preliminary Plan dated July 30, 1992
Exhibit D: Preliminary Plan dated August 31, 1992
Mr. Szymborski stated that this project is pursuant to a study of
all Village facilities that was done in 1992 concerning compliance
with the Americans with Disabilities Act. He stated that the
proposal is consistent with a transition plan adopted by the
Buffalo Grove Plan Comm-Public Hearing-Sept 2, 1992-Page 1
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
September 2, 1992
Clayton Municipal Campus Improvements
Chairman Silbernik called the meeting to order at 7:30 p.m. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois
and read the Notice of Public Hearing as published in the Buffalo
Grove Daily Herald, explained the format of the meeting and swore
in persons who were giving testimony at the public hearing.
Commissioners present: Chairman Silbernik
Mr. Goldspiel
Mr. Krug
Mr. Rhodes
Ms. Howard
Mr. Rosenston
Mr. Samuels
Ms. Genell
Mr. Berman
Commissioners absent: None
Also present: Mr. John Green, Systems Design Group, Ltd
Mr. Lee Szymborski, Assistant Village
Manager
Mr. William Raysa, Village Attorney
Mr. Charles Hendricks, Village Trustee
Mr. Robert E. Pfeil, Village Planner
The following exhibits were presented by the petitioner at the
public hearing:
Exhibit A: Site Plan Concept C3b-1 Main Level dated August 20,
1992
Exhibit B: Site Plan Concept C3b-2 Lower Level dated August 20,
1992
Exhibit C: Preliminary Plan dated July 30, 1992
Exhibit D: Preliminary Plan dated August 31, 1992
Mr. Szymborski stated that this project is pursuant to a study of
all Village facilities that was done in 1992 concerning compliance
with the Americans with Disabilities Act. He stated that the
proposal is consistent with a transition plan adopted by the
Buffalo Grove Plan Comm-Public Hearing-Sept 2, 1992-Page 1
Village Board in July as was required by all governmental agencies
and all employers of over 25 employees who need to institute a
plan on how to accommodate the disabled. He noted that the
proposed improvements to the Village Hall building also address
future staffing needs, so additional office space is included in
the plan. He stated that an amendment to the Special Use for the
Village Campus and approval of a Preliminary Plan is the request
before the Plan Commission, and he asked that the Plan Commission
make a favorable recommendation to the Village Board if all
matters are adequately addressed during the public hearing.
Mr. Szymborski stated that the presentation will address the
issues raised at the previous Plan Commission workshop regarding
the Village Hall expansion, specifically:
1. The relevance to the ADA Act and the demands and
responsibilities placed on this facility due to ADA and the
accessibility needs of the disabled
2. Details of the Village Hall plan which include the
accommodation for the disabled and the long term space needs
and staff growth needs projected in the next 20 years
3 . Parking at the campus facility
4. Signage
5. Specific issues and concerns heard from the Plan Commission
relative to parking at the last workshop
Mr. Green of Systems Design Group stated the proposed plan asks
for special use modification to allow for the expansion, addition,
remodeling and renovation of the existing Village Hall which is
part of an overall project that affects all of the buildings in
the Clayton Municipal Campus to bring all of these buildings into
compliance with the ADA Act. All of the work in the other
buildings will be done as internal work only.
Mr. Green stated that in order to facilitate the current capital
development program, and as the existing building needed to be
brought into compliance, the Village administration felt that the
space needs for the projected future staff growth should be
accomplished at one time at the least cost to the Village and
taxpayers.
Mr. Green stated that in order to make the Village Hall
accessible, the installation of an elevator is necessary and the
best location for such an installation is on the north side of the
building adjacent to the present entrance into the Building and
Zoning Department.
Mr. Green stated that when his firm was retained to examine the
Buffalo Grove Plan Comm-Public Hearing-Sept 2, 1992-Page 2
options for the building, nine options were studied and four of
these options were reviewed by the Trustees. One of these options
has now been forwarded to this Commission for review.
Mr. Green further stated that the existing Village Manager's
office will be relocated to the present council chambers and
divided into office space. The finance department will be moved
to the south on the main level and expand to the east to provide
sufficient space for long term finance department staff needs.
The building will then be expanded to the east to create a new
council chamber as well as the Village President's office, a small
conference room, trustees' room and Village Clerk's office in the
area where the finance department presently exists. All of these
areas will allow circulation and access to the elevator which will
service all three levels of the building.
Mr. Green noted that due to the grading under the new council
chamber addition, there will be additional space available to
allow for storage.
Mr. Green stated that the building is being expanded to the east
in order to provide for the additional administrative spaces
necessary for the finance department, to provide for a council
chamber with access through to the new elevator and to allow for
the most efficient reorganization of the existing space within the
existing structure. He further noted that this renovation will
allow for an expanded lobby and waiting area for use during board
meetings as well as a larger area to serve the public for bill
payment purposes.
Mr. Green further stated that this expansion will allow for
enhancement of the existing main entrance on the Raupp Boulevard
side of a more formal and identifiable entry. It will also allow
for the creation of the best drop off facilities at the front of
the building on the east as well as at the lower level where
direct access to the elevator will be available. In addition, the
lower level lobby can be open for access to the council chamber
while the entire upper level can be securely locked. When the
finance department needs to be open on Saturdays, the
configuration of the building will allow for only that section of
the building to be open while the rest of the building is securely
locked. There is also the option to have smaller meetings in the
lower level with access only to the meeting room and restrooms.
Finally, there would be accessible washrooms at all three levels.
Mr. Green also stated that the Village Board is currently
reviewing several council chamber layout options. Both options
would extend out approximately 54 feet toward Raupp Boulevard and
would be approximately 45-46 feet wide, capable of seating 104-108
people in the audience in addition to staff seating. This would
still keep the building 31 feet back from the Raupp Boulevard
easement. Mr. Green stated that there is a provision in the
Buffalo Grove Plan Comm-Public Hearing-Sept 2, 1992-Page 3
Village ordinance under Section 17.36.030.B for joint parking
where it can be demonstrated that the uses are occupied in such a
fashion that joint parking is reasonable to consider. He noted
that the uses of the Village are such that the most intense usage
occurs during the daytime in summer. That is when the Village
Hall administration offices are open, the golf course is being
well utilized and of course the Police Department would be open.
A parking count done on August 8, 1992 at 2:00 p.m. when all
offices were open, the golf course was in full use and all
administrative offices operating revealed that out of 376 existing
parking spaces on the campus, 91 spaces (24%) were still
available.
Mr. Green stated that based upon the counts and the Zoning
Ordinance provision for joint parking, it is his opinion that
there will be no significant impact on the existing parking by the
proposal being presented.
Mr. Green then reviewed some of the concerns voiced by the Plan
Commissioners at the first workshop as follows:
1. He stated that there is adequate parking available based on
the counts although not all of this parking may be totally
convenient. He noted that some of the signs were already in
the process of being changed in order to reflect that parking
is not for staff only as has been presumed to date. As a
result, 15 more parking spaces on the west side of the
Village Hall building will be opened up.
2. Mr. Green noted that he had asked if providing 21 more spaces
would remove any immediate concerns for the Commissioners.
The concensus seemed to imply that this would be most
beneficial. Mr. Green stated that by changing the signage,
15 spaces have already been opened up that have not been
perceived to exist and 10 new spaces that are proposed
immediately adjacent to the new finance wing will open up 25
new parking spaces, thereby hopefully satisfying the
Commission's goal of providing more parking.
3. Mr. Green stated that this is not the ideal or "best" layout
for the campus but it is a campus that has grown and
developed over a number of years and in various pieces which
now needs to be worked with.
4. Mr. Green stated that it is also possible to add 13 land-
banked parking spaces on the west side of the Public Works
building. He noted that at the last workshop, however, the
15 spaces that are opening up on the west side of the Village
Hall were not even discussed and he did not feel that it will
be necessary to add these 13 spaces next to the Public Works
building.
Buffalo Grove Plan Comm-Public Hearing-Sept 2, 1992-Page 4
5. Mr. Green stated that handicapped parking will not be
affected.
6. Mr. Green stated that the Village is working on a program
which would provide information concerning the location of
parking for people who come to the Village Campus for a
meeting or other business.
Mr. Green stated that the new council chamber will be adding
approximately 685 square feet of additional space which will
provide approximately 40 additional seats. This would require
only 10 additional parking spaces under the ordinance. The
administration expansion would require an additional 11 parking
spaces. Therefore only 21 additional spaces need to be made
available under the ordinance. Currently 376 parking spaces exist
on the campus. Mr. Green stated that 23 parking spaces could
ultimately be added, 13 of which would be land-banked parking
spaces. This would bring the total spaces up to 399 spaces.
Since the uses of the various buildings occur at different times
and days, the joint parking provisions would be justified and
would work for the campus.
Commissioner Goldspiel asked if there is a real need for the 10
parking spaces adjacent to the proposed new finance department
based on the figures used by Mr. Green.
Mr. Green stated that the spaces are not technically needed. He
said the these spaces address the need to have as much convenient
parking as possible near the entrance to Village Hall. He further
noted that signage showing parking availability along Raupp
Boulevard would also be helpful.
Commissioner Goldspiel stated that he does not feel there is a
need for the proposed land-banked parking spaces along the west
side of the Public Service Center building. He further noted that
he does not think that this would be a good location for
additional parking because the parking movements would interfere
with Public Works operations.
Mr. Green stated that there may be a need for these spaces in the
future but not as a result of the proposed work for the Village
Hall.
Commissioner Goldspiel noted that since the lower level near the
elevator would be the main drop off area, perhaps this area needs
to be better defined for traffic control with a curbed island and
signage.
Mr. Green stated that under the ADA regulations this area will
have pavement striping.
Commissioner Goldspiel stated he would like to see improvements
Buffalo Grove Plan Comm-Public Hearing-Sept 2, 1992-Page 5
made to the slope leading down the Village Hall parking lot to the
lower level parking area. He inquired what is being done to better
integrate the Village Hall building architecturally with the other
newer structures on the campus.
Mr. Green stated that the Village Hall building leans toward the
Prairie School of design. He noted that the Village Board has been
presented with two options to choose from. One option leans
toward this Prairie School design while the other design
incorporates elements of the architecture used for the Police
Department building.
Commissioner Goldspiel asked why the plan cannot have the council
chamber and office additions go all the way across the front of
the existing Village Hall building thereby not extending out quite
so far toward Raupp Boulevard.
Mr. Green stated that this would create significant roof problems
that would be very expensive to overcome.
Commissioner Krug stated that he would like to see a handicapped
parking space adjacent to the elevator at the lower level.
Mr. Green stated that since 15 spaces are being opened up for
public parking in the west parking lot of Village Hall, two of the
spaces can be made into one designated handicapped parking space
near the lower level elevator entrance.
Commissioner Krug also stated that he would like to see a third
exit from the council chamber on the northeast corner.
Mr. Green stated that this would be difficult due to the high
grading at that corner.
Commissioner Rhodes stated that he sees no problems with the
parking as proposed. He further stated that he concurs with
Commissioner Goldspiel that no land-banked parking is necessary at
the Public Works building. He did, however, note his concern with
the appearance of the building. He stated that he would like to
make sure that the building blends in with the rest of the campus
and he feels that as many Commissioners as possible should attend
the Appearance Commission meeting to offer input if necessary.
He asked if any trees would have to be removed.
Mr. Green stated that some trees would require removal and that
most of these trees were small enough so that they would be able
to be relocated.
Commissioner Rhodes asked what kind of elevator is proposed.
Mr. Green noted that the elevator would be an enclosed masonry
shaft with doors on both sides.
Buffalo Grove Plan Comm-Public Hearing-Sept 2, 1992-Page 6
•
Commissioner Howard concurred with Commissioners Goldspiel and
Rhodes regarding the land-banked parking.
Commissioner Rosenston stated that he would like to see a sidewalk
on the south side parking adjacent to the proposed finance
department.
Mr. Green stated that grading would not allow for such a sidewalk.
Commissioner Genell asked how many additional staff members are
being proposed for the future.
Mr. Green stated that ultimate projections are that the finance
department would increase to 10 employees and the Village
Manager's office would increase to 9 employees.
Commissioner Genell inquired where the 71 parking spaces available
during the August 8th inventory were located.
Mr. Green stated that 26 spaces were available on the west lot at
Chippers, 15 were at the Village Hall, 2 were at the south lot at
Chippers, 4 were available at the east lot at Chippers and 25
spaces were available at the Public Service Center building.
Mr. Szymborski noted that to supplement and update the August 8th
inventory, another count was conducted on September 1, 1992 which
was also a high intensity usage day. This count showed 59
available spaces despite the high usage of the day.
Commissioner Genell asked if the present Village Hall building now
meets fire codes.
Mr. Green stated that the lower level definitely meets the codes
whereas some of the electrical features at the upper level may not
do so. He further noted that sprinklers are not required for the
building nor would they be required for the new additions.
Commissioner Genell asked if the proposed plan meets the parking
ordinance standards.
Mr. Green stated that the proposed plan meets the parking
standards with the joint parking provisions.
Commissioner Samuels inquired if any cars could be parked at the
below grade storage areas under the proposed new extensions.
Mr. Green stated that this would not be possible as the area would
be 7 or 8 feet below grade.
Commissioner Samuels asked if it would not be possible to bring
some kind of parking to the east side of the building in order to
further focus and identify this area as the entrance to the
Buffalo Grove Plan Comm-Public Hearing-Sept 2, 1992-Page 7
building.
Mr. Green stated that he thinks it is better planning to have the
main east entrance as aesthetically attractive as possible with
landscaping and other design features rather than parking areas
and circulation roads. He noted that sufficient parking will be
available in proximity to the main east and northwest building
entrances.
Mr. Szymborski noted that parking is allowed along Raupp Boulevard
directly in front of the Village Hall entrance.
Commissioner Samuels stated that he would like to have parking
focused around the Village Hall entrance instead of more remote
locations and as many parking spaces as possible should be made
available near the building entrances.
Commissioner Berman noted he is also not in favor of land-banked
parking at this time. He inquired if there are any landscape
plans for the courtyard area at the entrance of the building.
Mr. Green stated that there is a landscape plan which will be
addressed at the September 24th Appearance Commission meeting.
Chairman Silbernik stated his agreement with Commissioner Krug in
favor of a handicapped parking space at the lower level entrance
to the elevator.
Mr. Green noted that he would modify the 376 spaces on the site
plan and data sheet to reflect 375 spaces.
There being no further comments, Chairman Silbernik closed the
public hearing at 9:05 p.m.
Respec fully submitted,
Fay Rubi , `Recording Secretary
APPRO BY:
MARTIN SILBERNIK, Chairman
Buffalo Grove Plan Comm-Public Hearing-Sept 2, 1992-Page 8
APPROVED
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
September 2, 1992
Clayton Municipal Campus, Raupp Boulevard
Amendment of a Special Use and Approval of a
Preliminary Plan Concerning Village Hall
Additions and Campus Parking
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 #2
Commissioners present: Chairman Silbernik
Mr. Goldspiel
Mr. Krug
Mr. Rhodes
Ms. Howard
Mr. Samuels
Ms. Genell
Mr. Berman
Commissioners absent: None
Also present: Mr. John Green, Systems Design Group, Ltd.
Mr. Charles Schmidt, Systems Design Group
Mr. Edward Covici, Scarsdale Homes
Mr. Robert Beaupre, Mr. Bo's, Inc.
Mr. Lee Szymborski, Assistant Village
Manager
Mr. William Raysa, Village Attorney
Mr. Charles Hendricks, Village Trustee
Mr. Robert E. Pfeil, Village Planner
Chairman Silbernik called the meeting to order at 9:05 p.m. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
APPROVAL OF MINUTES
Moved by Commissioner Genell, seconded by Commissioner Krug to
approve the minutes of the regular meeting of August 19, 1992.
Commissioner Krug noted that on page 5, paragraph 2 the word "not"
should read "no". All Commissioners were in favor of the motion
as corrected and the motion passed unanimously with Commissioners
Goldspiel and Rhodes abstaining.
Buffalo Grove Plan Comm-Regular Meeting-September 2, 1992-Page 1
1
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
September 2, 1992
Clayton Municipal Campus, Raupp Boulevard
Amendment of a Special Use and Approval of a
Preliminary Plan Concerning Village Hall
Additions and Campus Parking
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 #2
Commissioners present: Chairman Silbernik
Mr. Goldspiel
Mr. Krug
Mr. Rhodes
Ms. Howard
Mr. Samuels
Ms. Genell
Mr. Berman
Commissioners absent: None
Also present: Mr. John Green, Systems Design Group, Ltd.
Mr. Charles Schmidt, Systems Design Group
Mr. Edward Covici, Scarsdale Homes
Mr. Robert Beaupre, Mr. Bo's, Inc.
Mr. Lee Szymborski, Assistant Village
Manager
Mr. William Raysa, Village Attorney
Mr. Charles Hendricks, Village Trustee
Mr. Robert E. Pfeil, Village Planner
Chairman Silbernik called the meeting to order at 9: 05 p.m. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
APPROVAL OF MINUTES
Moved by Commissioner Genell, seconded by Commissioner Krug to
approve the minutes of the regular meeting of August 19, 1992.
Commissioner Krug noted that on page 5, paragraph 2 the word "not"
should read "no" . All Commissioners were in favor of the motion
as corrected and the motion passed unanimously with Commissioners
Goldspiel and Rhodes abstaining.
Buffalo Grove Plan Comm-Regular Meeting-September 2, 1992-Page 1
COMMITTEE AND LIAISON REPORT
Commissioner Rhodes reported on the Village Board meeting of
August 31, 1992 stating that the following items were discussed:
1. Village approved an ordinance prohibiting the sale of liquor
at gas stations
2. The Board approved the financing plan and construction
contract for the Busch Road Fire Station No. 26
administrative offices and training center
3 . Presentation by Mr. John Green of Clayton Campus improvement
plan
4. The Board passed an ordinance restricting turns on Church
Road at Buffalo Grove Road on school days
CLAYTON MUNICIPAL CAMPUS, RAUPP BOULEVARD - AMENDMENT OF A
SPECIAL USE AND APPROVAL OF A PRELIMINARY PLAN CONCERNING
VILLAGE HALL ADDITIONS AND CAMPUS PARKING
Moved by Commissioner Samuels, seconded by Commissioner Rosenston
to recommend approval to the Village Board of the Amendment of a
Special use and Preliminary Plan for the Clayton Municipal Campus
additions and Campus parking.
Commissioner Goldspiel noted that although specific items aren't
included in the motion, it is understood that the Plan Commission
expects the provision of an additional handicapped parking space
in the lot near the main northwest entrance to Village Hall where
the elevator will be located, some type of entry island at the
northwest entrance and bicycle racks as needed.
Commissioner Krug inquired about the cost of the proposed
improvements.
Mr. Szymborski, Assistant Village Manager stated that the total
cost of the proposed improvements to the Campus which includes 14
other buildings would run approximately 1.7 million dollars to be
funded by a combination of bonding and state supplemental income
tax.
Buffalo Grove Plan Comm-Regular Meeting-September 2, 1992-Page 2
Chairman Silbernik called for a vote on the motion and the vote
was as follows:
AYES: Goldspiel, Krug, Rhodes, Howard, Rosenston, Samuels,
Genell, Berman, Silbernik
NAYES: None
ABSENT: None
ABSTAIN: None
The motion to recommend approval of the Special Use amendment and
Preliminary Plan for the Clayton Municipal Campus was approved
9 to 0.
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 #2
Chairman Silbernik stated that 12 items needed to be addressed as
identified at the previous workshop and although it does not
appear that these items have been adequately addressed, he would
like to focus the discussion on these 12 items.
Mr. Schmidt stated in response to the list of items to be
discussed:
1. The 8 foot separation between buildings is satisfactory
considering the fact that the current building code requires
only a 6 foot separation. However, in an attempt to increase
the separation, it would be possible to provide spacing of up
to 9 feet between some buildings by relocating a section of
the water main. In addition, it should be noted that there
would be no windows in sidewalls of units with the 9-foot
distance between the units. In response to the Fire
Department concern with the spread of fire or the inability
to maneuver ladders within the 8 or 9 foot separation, the
fact that there would be no windows in these areas should
alleviate the Fire Department's concerns. Additionally, the
code minimum for openings in the firewall is 5 feet which is
the distance fires jump from one opening to the next. With
these buildings being separated by 9 feet there would be no
danger of flame jumping.
2 . 14 additional guest parking spaces have now been scattered
around the site in response to Co
mmission's the Commission s concern for
lack of visitor parking.
3 . In response to the Commission's concern relative to the 10
foot setback from the street for several of the houses
causing a sight line problem, Mr. Schmidt stated this is not
a major concern as the traffic on this upper loop will be
Buffalo Grove Plan Comm-Regular Meeting-September 2, 1992-Page 3
limited and would move slowly. If necessary, stop signs could
be placed at street corners where this is a concern.
4. The addition of a 4 foot concrete carriage walk on one side
of the street throughout the site.
5. In response to the Commission's preference for public streets
and a turnaround at the far side of the site adjacent to the
Police Station, Mr. Schmidt stated that they do not have a
problem with making the streets public. The streets would be
constructed up to the standards of the Development Ordinance.
A turnaround has now been provided at the end of the dead end
street which will be a "T" turnaround.
6. The homes nearest to the golf course have now been moved back
with an average setback of 44 feet. Mr. Schmidt noted that
the landscaping plan addresses the need to block errant golf
balls from the rear yard patio areas of the villas.
7. Traffic on Manchester Drive should be helped somewhat by the
proposed lower density, and cut through traffic between
Checker and Church Roads should not be a major problem.
8. Relative to the isolation of the three-unit townhome
building, it should be noted that these people bought the
units at a greatly discounted price, so Scarsdale Development
has already absorbed any loss of value that may occur because
of the location of the units. He stated that Scarsdale does
not think owners of the townhomes will have problems selling
the units in the future.
9. Mr. Schmidt noted that the revised plan has 5% less
impervious surface and 33% less building area than the
original plan approved for Manchester Greens.
10. Landscaping will be integrated throughout the site to make
the most of open areas. Additional green space has been added
wherever possible.
Mr. Beaupre, landscape architect, stated that more screening and
plant material will be used between patios and buildings to create
a feeling of privacy for the villa homeowners. Additional
screening will be used around windows and entrances to create a
park-like setting.
Mr. Schmidt stated that there will be standard decks for all with
only three sizes available such as 10 X 10 feet, 10 X 12 feet, and
10 X 15 feet.
11. Mr. Schmidt noted that there would be only two homeowner's
associations; one association would be for the existing
condominium units and one association would take care of the
townhome units and the villa homes. The villa home owners
Buffalo Grove Plan Comm-Regular Meeting-September 2, 1992-Page 4
would have full access to the recreation center if these
owners pay the annual fee.
Commissioner Rhodes inquired which association cares for the pool
area.
Mr. Schmidt stated that the pool area is under the condominium
homeowner's association. The condominium association will then
set up a user fee arrangement for the villa home owners.
Commissioner Goldspiel concurred with the comments made by the
Plan Commission at the previous workshop. He noted that the
proposed plan would be detrimental to the Village. He noted that
this is a very attractive site adjacent to the golf course and
various other amenities, and should be presented as a premium
location. He further stated that this area is probably correctly
planned as a higher density area. However, if the site is to be
re-planned as a single family development, then perhaps clustering
could be helpful. Also, a bikepath system weaving through the
property could be used as part of the sidewalk system. A carriage
walk, however, is totally inappropriate. He further stated that
as a single family development, there may be a need for further
reduction in density.
Commissioner Krug stated that the Plan Commission does not favor
carriage walks because they do not provide an adequate level of
safety for pedestrians. He also asked if the plan still calls for
a gatehouse on Manchester Drive as had previously been proposed.
Mr. Schmidt stated that the gatehouse structure has been
constructed, but it does not use a gate. A gate could be added if
it would act as a cut-through traffic inhibitor.
Commissioner Rhodes stated that the new plan does not appear to be
a quality product and too much development is being squeezed into
the site. He further stated that guest parking is very important
and there is not enough of it proposed on this plan.
Commissioner Howard concurred with the comments made by the other
Commissioners. She further stated that it is difficult for her to
see that this plan actually has 5% less impervious surface than
the originally approved plan. She also stated that cut-through
traffic would be a major problem for this development and feels
that two gate houses are necessary. She also noted that putting
expensive single family homes at this site may not be the right
plan for this location. She commented that the proposed 9 feet
between the villas certainly does not seem sufficient.
Commissioner Howard asked if the home next to the Police Station
could be eliminated.
Mr. Schmidt stated it may be possible.
Buffalo Grove Plan Comm-Regular Meeting-September 2, 1992-Page 5
Commissioner Rosenston stated that he has no problem with the
basic concept of the plan for villas, but the traffic flow needs
improvement and the carriage walk must be eliminated and
preferably be replaced with sidewalks on both sides of the road.
He further stated that he definitely wants public roads and that
guest parking must be increased.
Commissioner Genell stated that this plan does not meet the design
quality needed for this type of residential community. She stated
that this is a prime site and very workable for an attractive
residential development. She noted that some units would have to
be cut from the plan as the whole plan is too crowded.
Commissioner Samuels stated that the concept of a single-family
villa home definitely has a place in the Village but that this
particular site plan has many deficiencies. He stated that there
is not enough guest parking and he notices encroachments on some
building setback lines.
Commissioner Samuels further stated that he does not like
hammerhead street ends and traffic can be better handled by
cutting the road and creating a meandering road. He also stated
that he would like to see comments from the Village Engineer about
the sight lines through the development. He further noted his
concern about the shared driveways at the west end of the interior
block.
Commissioner Samuels noted that this plan also does not show any
of the usual kind of amenities such as park like areas for the
residents or interior walkways. This plan just looks way too
overbuilt.
Commissioner Berman joined with the other Commissioners to state
that from an aesthetic, functional and safety standpoint, this
plan is not ideal. He stated that the concept of the villa homes
is good, but the layout of this site plan is not acceptable. He
noted particular concern with one unit near the pool which is a
mere 6 feet from the bikepath and another unit on the corner at
Church Road which is only 8 feet from the road and is likely to be
the busiest intersection of this development.
Commissioner Berman further noted that he had visited the Enclave
and the narrow widths between units is not in keeping with the
character of the Village of Buffalo Grove nor the intention in the
Comprehensive Plan and he is not in favor of an 8 or 9 foot
separation between units.
Chairman Silbernik stated he is very concerned that the issues
brought up at the first workshop were not truly addressed at this
meeting. He noted that the traffic flow is very bad and that a
number of units will have to be reduced in order to open up some
space.
Buffalo Grove Plan Comm-Regular Meeting-September 2, 1992-Page 6
Chairman Silbernik stated that the Plan Commission has an
obligation to maintain the character of the community. Many times
there is pressure to maintain the viability of a developer which
seems to be the case here.
Chairman Silbernik stated that the plan needs a great deal of work
before he would even consider taking it to a public hearing.
Mr. Green of Systems Design Group stated that the clustering
concept brought forth at this workshop has a great deal of value
and that he would try to bring back a better representation of the
density shown on this plan.
CHAIRMAN'S REPORT - None
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated that the meeting scheduled for September 16th has
been cancelled and a special meeting would be held on September
23rd.
PUBLIC COMMENTS AND QUESTIONS - None
STAFF REPORT - None
NEW BUSINESS
Chairman Silbernik asked that at least one Commissioner volunteer
to attend the Appearance Commission meeting on September 24, 1992
regarding the Village Hall renovation. Commissioner Berman stated
he would try to attend this meeting.
ADJOURNMENT
Moved by Commissioner Rhodes, seconded by Commissioner Rosenston
and unanimously carried to adjourn. Chairman Silbernik adjourned
the meeting at 10:25 p.m.
ResPedtfully ubmitted,
Fay fRub'n,` Recording Secretary
APPROV •
cl
MARTIN SILBERNIK, Chairman
Buffalo Grove Plan Comm-Regular Meeting-September 2, 1992-Page 7