Loading...
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