1992-10-21 - Plan Commission - Minutes APPROVED
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
October 21, 1992
Village of Buffalo Grove Fire Station No. 26
Proposed Administrative Building Addition
Busch Road/Highland Grove Drive - Amendment of a
Special Use and Approval of a Preliminary Plan
Workshop #2
Concord Development, The Crossings Site
Arlington Heights Road/Fremont Way - Rezoning to
R-9 P.U.D. and Preliminary Plan -- Workshop #1
Chairman Silbernik called the meeting to order at 7: 30 p.m. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Silbernik
Mr. Goldspiel
Mr. Krug
Mr. Rhodes
Ms. Howard
Mr. Rosenston
Mr. Samuels
Ms. Genell
Mr. Berman
Also present: Chief Thomas Allenspach, Buffalo Grove
Fire Department
Deputy Chief Joseph Wieser, Buffalo Grove
Fire Department
Mr. Mark L. Bruzan, KLLM Architects
Mr. Kenneth L. Nyenhuis, Alter Design
Builders Mr. Lawrence M. Freedman,
Ash, Anos, Freedman & Logan
Mr. Jon E. Nelson, JEN Land Design, Inc.
Mr. Douglas N. Buster, Bloodgood Sharp
Buster
Mr. Richard Piggott, Concord Development
Corporation
Mr. Bill Rotolo, Concord Development
Corporation
Mr. Charles Hendricks, Village Trustee
Mr. Jeffrey Braiman, Village Trustee
Mr. Robert E. Pfeil, Village Planner
Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 1
APPROVAL OF MINUTES
Moved by Commissioner Goldspiel, seconded by Commissioner Howard
to approve the minutes of the public hearing of September 23 ,
1992 . All Commissioners were in favor of the motion and the
motion passed unanimously, with Commissioners Rosenston and Genell
abstaining. Moved by Commissioner Samuels, seconded by
Commissioner Rhodes to approve the minutes of the special meeting
of September 23, 1992. All Commissioners were in favor of the
motion and the motion passed unanimously, with Commissioners
Rosenston and Genell abstaining.
COMMITTEE AND LIAISON REPORTS
Commissioner Berman reported on the Appearance Commission meeting
of September 24, 1992 on the plans for the Clayton Municipal
Campus. He stated that the Commission recommended the Concept B
elevation plan which is the Prairie school look as well as
recommending approval of an island in the parking lot behind the
building.
Commissioner Berman stated that he also attended the Village Board
meeting of October 5, 1992 dealing with the same issue. The Board
accepted Concept B, although they deleted the island in the
parking lot in front of the west entrance to the building. In
addition, notice of a public hearing was mentioned for the project
to reconstruct Busch Road between Route 83 and Weiland Road. The
hearing is scheduled for November 18, 1992 at Aptakisic Junior
High School.
In addition the Board announced that "No Solicitation" decals are
now available at the Police Department for Village residents.
Trustee Braiman noted that two Park District projects were also
referred to the Plan Commission by the Village Board. These sites
are Grove Park at Route 22 and Buffalo Grove Road and Busch Grove
Park at Busch Road and Route 83.
VILLAGE OF BUFFALO GROVE FIRE STATION NO. 26 - PROPOSED
ADMINISTRATIVE BUILDING ADDITION, BUSCH ROAD/HIGHLAND GROVE
DRIVE - AMENDMENT OF A SPECIAL USE AND APPROVAL OF A PRELIMINARY
PLAN -- WORKSHOP #2
Chief Allenspach stated that two alternate concept plans have been
developed in response to the Plan Commission's comments at the
first workshop meeting, concerning the location of the new parking
lot. He stated that two meetings had been held at Station No. 26
with residents of the area in order to get feedback concerning the
new site planning options.
Chairman Silbernik stated that he had attended one of the meetings
Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 2
1
Ili
held by the Fire Department and it was a very informative and well
conducted meeting.
Chief Allenspach reviewed the three site plan options stating that
Option A, which places the parking area south of the building
addition, is the plan that the Fire Department believes is the
most efficient and economical. He further stated that the
recycling bin has now been removed from all three plans and would
be relocated at a different location which is as yet undecided.
He noted that this option proposes a 25 foot driveway with
restricted access connecting the existing and new parking lots
from west to east and that the handicapped parking located behind
the fire station is now shown located at the front of the
building.
He stated that the plan still calls for 33 spaces in the new
parking lot, noting that the new administrative center would be
used for approximately 96 meetings per year which is an average of
2 meetings per week with approximately 35 cars per meeting, if
everyone in the organization attends. He stated that both visitor
and employee cars were considered as well as both day and evening
meetings. He also stated that the existing fire station parking
lot cannot be considered for the proposed development as only Fire
Department personnel are allowed to use the existing lot. He noted
that all the spaces in this lot have to be reserved for situations
when recalls of personnel are necessary.
Chief Allenspach stated that Option B is a result of input from
the neighborhood meetings which moves the parking lot to the west
side of the proposed building with the entrance to Highland Grove
Drive opposite of Hobson Drive. This option as well as Option C
will cost approximately $9, 000 more than Option A due to the need
to remove a great deal more soil. The site consists of a two to
three foot higher elevation caused by soil deposits on the site
when the surrounding subdivision was under construction. He also
noted that soil borings had been conducted but were inconclusive
and would have to be repeated. Based on the findings, the cost to
remove the extra soil may prove to be slightly higher than
projected.
Chief Allenspach stated that one disadvantage to Option B is that
the existing and new parking lots are separate and unconnected.
However, the advantages include greater green space and easier
access to the new parking lot for people coming to the site for
meetings. He said that the separation of the parking areas would
also eliminate cut through traffic through the Fire Station site.
Chief Allenspach reviewed Option C noting that the plan still
calls for 33 parking spaces with an additional turnaround as well
as an entrance opposite Hobson Drive. He further noted that this
plan optimizes the amount of open space in the southwest portion
of the site. He stated that this plan situates the parking lot
Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 3
farther from the entrance to the building, and the parking is
rather close to the building and windows which will cause some
concern for snow removal. He noted that there is greater green
space with this plan and visitor access is easier.
Commissioner Goldspiel asked if recalled personnel ever use their
own vehicles for response at an emergency scene.
Chief Allenspach stated that recalled personnel come to the fire
station, leaving their own vehicles to use Fire Department
equipment.
Commissioner Goldspiel noted that the crucial element between the
three options presented appears to be expense, and he asked why
Options B and C are more costly.
Chief Allenspach stated that site elevation rises 3 feet in the
northwest part of the site due to the soil which had been dumped
in this area during the building of the adjacent subdivision.
Commissioner Goldspiel asked if berming and landscaping could
perhaps be included in the plan to use this excess soil and reduce
the costs of Options B and C.
Chief Allenspach stated that due to the rise in elevation, adding
further berming would create a soup bowl effect for the parking
area. He stated that they would, of course, take advantage of as
much extra soil as possible to be used in any berming and
landscaping for the site.
Commissioner Goldspiel suggested that the Option B parking lot be
moved slightly northward in order to gain even more open space on
the site.
Mr. Mark Bruzan of KLLM Architects noted that the parking lots in
both Options B and C have dead end designs. He said that some
reconfiguration of Option B is possible to shift the parking area
to the north toward Busch Road.
Commissioner Goldspiel stated that he thinks there is still more
parking spaces proposed than needed and that at least 4-6 spaces
could be eliminated. He also noted that moving the lot farther
north would further relieve any adverse affects on the
neighborhood while providing more green space.
Commissioner Krug stated that he liked both Option B and C. He
inquired what is located behind the bushes at the south end of the
site near Highland Grove Drive.
Chief Allenspach stated that there is an existing stone wall at
that point.
Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 4
Commissioner Rhodes stated that he prefers Option A. He noted
that providing a play area is not the purpose of the Fire Station
No. 26 site. He said that the parking area should be located south
of the building where snow removal would be more efficient and the
aesthetics of the site would be the most attractive.
Commissioner Howard stated that she favors Option B mainly because
it preserves more green space. She further noted concurrence with
Commissioner Goldspiel's suggestion to move the parking lot
farther north. She also stated that it would be a good idea to
add some extra berming on the site.
Commissioner Rosenston asked what hours the proposed building
would be used.
Chief Allenspach stated that the administrative offices would be
open from 8: 00 a.m. to 5:00 p.m. and the classroom would be used
all day long as well as in the evenings.
Commissioner Rosenston asked how much use actual recreational use
the land receives.
Chief Allenspach stated that the land apparently is used fairly
often by the neighborhood children.
Commissioner Rosenston stated that he prefers Option A for purely
aesthetic reasons as a parking lot belongs behind a building.
However, if the neighborhood children are a big concern he would
go with Option B.
Commissioner Genell stated she prefers Option A which is more
pleasing aesthetically. She also stated that economic realities
must be observed and spending an extra $9, 000 is not a good idea.
She further stated that she does not favor construction so close
to a major road. She noted that extra buffering could be added
near adjacent homes. She inquired if the plan meets with the storm
water management regulations.
Mr. Pfeil stated that there is apparently no need for any further
on site detention per the Village Engineer's opinion.
Commissioner Samuels stated that he favors Option C. He stated
that Option B is not enough of a compromise as it still extends
too far south to maintain a useful play area. Alternatively, by
choosing Option A the playground would be lost. He said that the
additional $9, 000 cost for Option B or C is a relatively
inexpensive way to maintain the recreational use for the
neighborhood.
Commissioner Berman stated that he prefers Option B. He concurred
with the comment that Option A is the most aesthetically pleasing
and practical design. He inquired if the green space in Option B
Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 5
would be preserved as is or if it would be regraded.
Chief Allenspach stated that no decision had as yet been made on
regrading.
Chairman Silbernik stated that he would prefer Option B with
modifications to the parking lot, moving it farther north. He
stated that this plan would be preferable for the community and he
agreed with Commissioner Samuels that $9, 000 is a relatively
inexpensive price to pay for some open land. He further stated
that he does not think any change in grading is needed for the
green space since it works very well as is. He also noted that
Option A is aesthetically better and that Option C has too many
barriers for snow removal and problems with traffic congestion.
Commissioner Samuels asked if the proposed building would have a
basement and, if not, strongly suggested that a basement be added
to the plan.
Trustee Braiman noted that it is the job of the Plan Commission to
pick the best plan for a site without regard to cost and it is the
responsibility of the Village Board to consider budgetary issues
prior to plan approval.
Chairman Silbernik concurred with Trustee Braiman and indicated
that with the exception of one or two Commissioners, budget was
not a deciding factor in the Commission's decision.
Commissioner Krug asked if there are any engineering plans
available on Option B and C to verify if there would be any
impacts on the existing utility systems in the area.
Chief Allenspach stated that for cost reasons the engineering
plans were prepared only on Option A at this point but he does not
anticipate any changes or major cost differences for either Option
B or C.
Chairman Silbernik asked if the Commission felt that all three
plans should be reviewed at the public hearing or if only one or
two of the plans should be reviewed.
Commissioner Rosenston stated that it seems like an unnecessary
expense to prepare all three plans when an informal polling shows
that Option B seems to be the preferred plan.
All Commissioners concurred with Commissioner Rosenston.
Commissioner Samuels asked if perhaps some public comments on this
matter could be considered.
Elizabeth Pings, 8 E. Canterbury, stated that both Option B and C
are excellent plans and that she would be happy with either one.
She stated that the Village did an excellent job in maintaining
Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 6
the green space and that the residents are very happy with the
Fire Department as a neighbor. She stated that both plans
preserve the open space area which is her major concern.
CONCORD DEVELOPMENT, THE CROSSINGS SITE, ARLINGTON HEIGHTS
ROAD/FREMONT WAY - REZONING TO R-9 P.U.D. AND PRELIMINARY PLAN --
WORKSHOP #1
Li Larry Freedman of Ash, Anos, Freedman & Logan, stated that the
Concord Development Corporation team is present to gather input
from the Plan Commission to enable them to make changes to the
plan in response to any concerns the Commission may have. He
noted that the Village Board had expressed some reservations
regarding the access points on the plan, and the product mix which
affects the density.
Mr. Jon Nelson of JEN Land Design, Inc. reviewed an aerial
photograph of the subject property, noting that the area consists
of a combination of single family housing, townhome units, and
multiple housing units resulting in an overall mix of 226 single
family units and 262 multiple family units. He noted that the
Crossings multi-family areas have a density of about 7.5 units per
acre and the single-family area has a density of 4 .5 units per
acre.
Mr. Nelson stated that Concord Development is proposing
construction of 95 units which would be a density to 7.5 dwelling
units per acre. The requested zoning for the property is R-9
Multiple Family District with a special use for a Residential
Planned Unit Development.
Mr. Nelson stated that the site essentially drains toward
Arlington Heights Road and that a detention basin or retention
pond would probably be located adjacent to Arlington Heights Road.
This would provide some additional setback from Arlington Heights
Road to buffer the residential units and create an attractive
streetscape.
Mr. Nelson noted that access to the site is restricted to the
three internal cul-de-sac roads. One of the cul-de-sacs aligns
with Providence Lane, which feeds into the single family area west
of Fremont Way. The north cul-de-sac could align with Fairfax
Lane on the north/south leg of Fremont Way or Bristol Lane on the
east/west leg of Fremont Way. He noted that Fairfax Lane and
Bristol Lane serve multi-family areas west and north of Fremont
Way.
Mr. Nelson stated that plan proposes all public streets with full
rights-of-way per Village ordinance and sidewalks on both sides.
Also included in the plan is a sidewalk along the west side of
Arlington Heights Road, and an 8-foot sidewalk along the south and
Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 7
west legs of Fremont Way to connect to the bike path at Children's
Park west of Fremont Way.
Mr. Nelson stated that the plans consist of 95 units containing 4,
5 and 6 units per building with two distinct types of units. One
is called a one-car flat or condominium unit stacked on the ends
of the buildings, and the other type of unit is a townhome with a
two-car garage placed in the center of the buildings. He explained
that several buildings would consist of just four flat-over-flat
units. He noted that guest parking is distributed over the site in
cul-de-sac bulbs and various off-site areas.
Mr. Nelson stated that the Village Board expressed concerns with
the issue of density as it relates to the Residential Planned Unit
Development (P.U.D. ) incentive formula. He stated that if the
Planned Development 6 (PD-6) incentive formula is applied to this
plan, the density would not exceed approximately 4.8 units per
acre. He noted that the PD-6 Residential P.U.D. has a range of
permissible density between 4 and 7 units per acre.
Mr. Nelson stated that another concern of the Village Board was
the number of one-car garage units, and the perceived need for
additional guest parking. He noted that the Board was also
concerned about the location of the north cul-de-sac on the plan.
The Board wanted an alternate plan to be considered to determine
if aligning this cul-de-sac with Bristol Lane or locating it on
the north/south leg of Fremont Way would be feasible. Mr. Nelson
indicated that both alternatives would work.
Mr. Nelson presented two alternate concepts concerning the overall
site plan. He said Alternate 1 tries to show the cluster concept
which is the most effective way to plan multi-family housing with
center guest parking. He said this plan modifies the two central
court areas and aligns the north cul-de-sac with Fairfax Lane.
He said the unit mix changes to 44 one-car flats and 55 two-car
townhomes.
Mr. Nelson noted that Alternate 2 places the north cul-de-sac
across from Bristol Lane which gives some better animation along
Fremont Way, still preserves some open space at the intersection
and distributes some of the open space internally so that some of
the units are oriented more directly to the park. He said the unit
mix would be the same as the original concept plan, which proposes
54 flats and 41 townhomes.
Mr. Nelson said that Alternate Plan 1 increases the number of two-
car garages and more driveway spaces thereby increasing the
overall amount of parking. He said the plan achieves a paring
ratio of 3. 6 spaces per unit including additional guest parking
areas. He noted that both Alternates 1 and 2 provide more guest
parking than the original plan referred by the Village Board.
Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 8
Mr. Douglas Buster of Bloodgood, Sharp, Buster, Inc. presented an
overview of the proposed residential product. He stated that the
plan offers a variety of building types including ranch-over-ranch
plans, two-story plans and Cape Cod plans. Units would range from
about 1,250-1, 300 square feet to 1, 650 square feet and would be
priced from $130,000 to $160, 000. He noted that this product is
market driven and the opportunity exists to offer a first floor
unit which would be handicapped accessible. He said the units
would be very affordable for the Buffalo Grove market and would
appeal to emptynesters and single people.
Mr. Buster said that the buildings would have a very attractive
elevation, being higher in the middle and lower on the ends and
with careful coordination of design elements such as garages.
In addition, exterior materials would be earth tone materials such
as cedar.
Mr. Buster explained that the use of flats in the plan opens up
the site and provides more open space than if the project was all
townhomes. Mr. Buster explained that any rooms labelled only as
"dens" on the floor plans would be used only as dens, not as
bedrooms. He said the dens would not be enclosed and would not
have a bathroom. Units labelled as "den/bedroom" are intended to
be functional as bedrooms and would have closets and bathrooms and
would be enclosed.
Commissioner Goldspiel asked that Mr. Nelson comment on
eliminating or reducing the cul-de-sacs on the site in response to
comments made by the Village's Director of Public Works in the
memo dated October 20, 1992.
Mr. Nelson stated that this issue relates to the concern by Public
Works regarding snow removal. Public Works would prefer to see
removal of the center island guest parking, replaced by some sort
of undulating spine street. Basically, Public Works wants to
minimize the amount of private pavement accessing public streets.
He said he understands this goal, but it does not necessarily
create the best land plan for a multi-family development. Mr.
Nelson stated that in his opinion the optimal plan uses clusters
of buildings around cul-de-sacs. There are adequate areas in this
type of design for storing snow. He said he does not think the
idea of a spine road as a through street with no cul-de-sacs
is an effective design for this particular site. He noted that the
possible problems with snow removal would be an infrequent
occurrence, and he questioned the need to have snow removal
dictate the land plan for a multi-family development.
Commissioner Goldspiel noted that if snow is to be stored in guest
parking areas, then these areas would not be available for guest
parking. He noted that another problem with the design of multi-
family plans is that wall-to-wall driveways are created along the
curves of the streets. He suggested that a cul-de-sac street
Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 9
design is not the only way to handle the site plan for a multi-
family development. He commented that it is possible to have a
small guest parking lot instead of relying on putting parking in
the bulbs of the cul-de-sacs. He further stated that some sort of
an undulating spine street would work and would probably be more
efficient for snow removal purposes. He commented that the
proposed housing product seems very nice, particularly with a unit
that could function for handicapped residents. He said the land
plan does provide good views and variety in the streetscape.
He asked how the garage areas are separated in the buildings
and he inquired about the ceiling height of the garages. He also
asked for more information about the handicapped accessibility of
some of the ground floor units.
Mr. Buster stated that there would be both horizontal and vertical
fire separation for the garages as well as insulation for sound
between the garages and the living areas. He said the garages
would have a ceiling height of 8 feet, 6 inches, which is the
standard in the industry.
Mr. Buster explained that the handicapped units would not be
constructed as fully handicapped accessible, but would have
certain features provided in the initial construction. For
example, the slope of the sidewalk to the door, the height of the
door threshhold, and the width of doors would meet the standards
for handicapped accessibility. In addition, the bathroom walls
would include reinforcing so that grab bars could be installed if
needed by a handicapped resident. Spaces in the bathrooms and
kitchens would be designed to provide required clearances for
handicapped accessibility.
Mr. Freedman noted that if a handicapped person was the initial
buyer of a unit all items for handicapped accessibility could be
installed as part of the construction, otherwise various
improvements could be retrofitted as needed later.
Mr. Buster commented that persons with disabilities have different
individual needs, and not all handicapped residents would need
every item for full accessibility.
Commissioner Goldspiel asked what contribution would be made to
the Park District.
Mr. Piggott of Concord Development Corporation stated that a cash
contribution would be made rather than a land donation. He noted
that the site plan provides good pedestrian access to the public
park across Fremont Way from the site.
Commissioner Krug stated that the rendering of the building
appearance is very pleasing and the development would blend in
well with the adjacent residential community.
Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 10
7-
Commissioner Rhodes stated that the proposed price range of the
product is a welcome change for the Village. He noted that he
also would like to see a spine street and feels it would work very
well with two entrances off of Fremont Way. He noted a major
concern for him is providing sufficient guest parking.
Commissioner Rhodes asked if there would be an association for the
development.
II
Mr. Freedman stated that the development would be subject to the
Illinois Condominium Act, and an association would be formed to
maintain all common areas. He noted that all exterior areas would
be commonly owned, and residents would be purchasing only the
interior space of their respective units.
Commissioner Rhodes stated that he would prefer to see a
meandering fence if a fence was going to be used at all along
Arlington Heights Road.
Mr. Piggott stated that their preference is for no fence at all
along Arlington Heights Road. Their concept is to use landscaping
and berming to provide a screen and buffer.
Commissioner Howard stated that a spine street is a good idea.
She noted that she has some concern with the first plan relative
to the north cul-de-sac connecting to Fremont Way so close to
Arlington Heights Road. She also urged good buffering for the
units which would be facing the busy corners of Fremont Way and
Arlington Heights Road. She commented that if a spine road is not
feasible, either Alternate Plan 1 or 2 appears to be acceptable.
Commissioner Rosenston stated this is a very nice product at a
good price range. He said he is concerned that if a through street
is used instead of the cul-de-sacs it may have fairly severe
curves to discourage cut-through traffic. He indicated that he
favors a plan with strong aesthetics and problems with snow
removal would probably only occur three to four times per year.
He inquired about the length of the driveways in front of the
garages.
Mr. Buster said the driveways would comply with the required front
yard standard of 25 feet in the R-9 District.
Commissioner Rosenston commented that sometimes people park over
the sidewalk instead of on the private driveway. He said it is
very important that the site plan provide adequate guest parking
to avoid problems with congestion and illegal parking.
Commissioner Genell stated that she likes the cul-de-sac design.
She asked what percent of the plan is allocated for open space.
Mr. Nelson stated that the original plan provided 66 percent of
the site as open space. He said he has not calculated the percent
Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 11
of open space for Alternates 1 and 2, but he thinks it would be 60
percent or slightly less.
Commissioner Genell expressed concern with the density of the
project and noted that she would prefer that the density remain at
PD-6. She also concurred that lack of guest parking is a major
concern.
Commissioner Samuels asked if there is any concern by the Fire
Department regarding the long length of the cul-de-sacs.
Mr. Pfeil stated that he would confer with the Fire Department
regarding this issue, but the initial comments by the Fire
Department did not cite the cul-de-sacs as a major concern.
Commissioner Samuels stated that it may be preferable to use a
loop road going back to Fremont Way that could provide areas for
clustering the buildings around private driveway areas instead of
public cul-de-sac streets. He also agreed that there is a need for
additional parking if possible. He suggested that it might be
possible to have additional parking along Fremont Way. He
commented that this is a well planned project which would work
well with the proposed density even if it is somewhat higher than
the Comprehensive Plan designation of Planned Development - 6.
He noted that when this site was reviewed during preparation of
the 1992 Comprehensive Plan the Plan Commission discussed the need
for flexibility concerning density to achieve an excellent land
plan, and the PD-6 designation was not meant as a firm ceiling on
the density. He said he is concerned, however, that the plan as
proposed cannot achieve the PD-6 upper limit of seven units per
acre even with various site plan amenities.
Mr. Nelson said that if it is assumed that the site has to be a
PD-6 development, then it is correct that the proposed plan is
slightly higher than the maximum density allowed by the
Residential Planned Unit Development standards for a PD-6
development.
Mr. Pfeil noted that the PD-10 designation in the Zoning Ordinance
allows a density range of 7 to 10 dwelling units per acre. He said
that the proposed plan is 7.5 units per acre, which is a little
above the maximum of PD-6 and at the lower end of the PD-10
designation.
He commented that the proposed R-9 zoning is needed because some
of the buildings would have more than 4 attached units. Except for
this characteristic, the site could be zoned in the R-8 District.
R-8 zoning is generally used for townhouse developments, while R-9
is usually needed for various condominium and apartment projects.
He noted that the PD-6 and PD-10 designations use ranges for
density depending on site plan elements, and the proposed plan is
very close to a PD-6 development in its layout and density.
Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 12
Commissioner Samuels said that based on these comments, he
believes that the proposed density is acceptable for the site,
assuming that the final land plan will provide the site planning
elements that are typical of high quality projects.
Commissioner Berman said that the proposed land plans are creative
and the product is attractive. He indicated that he would like to
see alternative street layouts to address the issues raised by the
Public Works Department and the concerns of the Plan Commission.
He also inquired if the garage unit on the handicapped accessible
unit would be large enough to store the type of van used by
handicapped individuals. He asked if the building plans could be
altered to provide larger one-car garages if necessary.
Mr. Buster stated that a large enough garage is not specifically
required by HUD which happens to be one of the downfalls of the
HUD regulations. He said that the proposed one-car garages would
not accommodate a large van type vehicle, and handicapped persons
would have to park large vehicles on the driveway. He said that if
the building plans were changed to provide larger one-car garages,
the mass of the buildings and window placement would be affected.
Chairman Silbernik summarized the major land planning issues to be
addressed for the second workshop:
1. Alternative street design to look at "undulating spine
road" through the site rather than the use of cul-de-sac
streets
2 . Additional guest parking to be provided if possible
Mr. Freedman commented that the spine road could reduce the number
of units on the site, and the project may not be feasible if
density has to be reduced.
Mr. Nelson commented that the plan now provides 49 guest parking
spaces, and this should be very adequate for a development of 95
multi-family units. He said it is not desirable to pave areas for
additional parking that is not really needed.
Commissioner Rhodes inquired if many children are anticipated in
the development based on the marketing feasibility analysis
conducted by Concord.
Mr. Buster stated that very few children are projected to live in
the proposed development.
Commissioner Goldspiel noted that he would like to see additional
building elevations at the next meeting to get a better
understanding about the overall design of the project.
Jim Stops, 1002 Fremont Way, stated that for safety reasons, a
Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 13
through street or undulating spine street may very well be
necessary. He noted that there had been a garage fire in one of
the multi-family units at the Crossings this past summer, and it
was fortunate that the area was accessible for emergency vehicles
from two directions. He also noted that parking can become a
problem in developments when adult children come back to live with
their parents. He said this type of living arrangement is
occurring more often now because of economic conditions and the
high cost of housing relative to the incomes of young adults.
CHAIRMAN'S REPORT - None
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated that there would be a public hearing on the
proposed administrative building addition at Fire Station No. 26
on October 28, 1992. The meeting on November 4, 1992 would have a
workshop for the Reservoir No. 6 expansion and another workshop
for the Manchester Greens re-plan for the villa homes.
PUBLIC COMMENTS AND QUESTIONS - None
STAFF REPORT - None
NEW BUSINESS
Commissioner Krug asked that some consideration be given to
improving safety for school children at the corner of Arlington
Heights Road and Bernard Drive. He noted that there is a fence
along Arlington Heights Road north of Bernard Drive but the lack
of a fence south of Bernard Drive seems to present a problem for
the school crossing guard trying to control school children
waiting to cross the street.
ADJOURNMENT
Moved by Commissioner Rhodes, seconded by Commissioner Samuels,
and carried unanimously to adjourn. Chairman Silbernik adjourned
the meeting at 10: 10 p.m.
Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 14
Respe tfully ,resented,
Fay I ub% , ;Recording Secretary
APPROV
MARTIN SILBERNIK, Chairman
Buffalo Grove Plan Comm-Regular Meeting-October 21, 1992-Page 15