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1992-12-02 - Plan Commission - Minutes pPPROVED PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION December 2, 1992 Village of Buffalo Grove Reservoir and Pumphouse No. 6 Expansion, Horatio Boulevard South of Pritchett School Amendment of a Special Use and Approval of a Preliminary Plan 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. Chairman Silbernik explained the format of the public hearing and swore in persons who were to give testimony at the hearing. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Commissioners absent: Ms. Genell Also present: Mr. Gregory Boysen, Director of Public Works Mr. Bruce Jacobs, Strand Associates, Inc. Mr. Thomas Thunder, Acoustic Associates, Inc. Mr. Charles Hendricks, Village Trustee Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit A: Water intake distribution chart Exhibit B: Water distribution receiving stations chart Exhibit C: Projected water demand - Maximum rate of growth chart Exhibit D: Projected water demand - Assuming conservation chart Exhibit E: Preliminary site plan dated November 20, 1992 Buffalo Grove Plan Comm-Public Hearing-December 2, 1992-Page 1 Exhibit F: Large scale preliminary site plan with photometrics dated November 20, 1992 Exhibit G: Perspective building views Exhibit H: East building elevations dated November 20, 1992 Exhibit I: West and south building elevations dated November 20, 1992 Exhibit J: Preliminary roof plans for existing building and new addition Exhibit K: Profile view of site from Horatio Boulevard Mr. Boysen stated that the Village is requesting the Plan Commission's recommendation approving an amendment to the Special Use authorization for the Reservoir and Pumphouse No. 6 property and approving the Preliminary Plan for the proposed site improvements. Mr. Boysen stated that the Special Use authorization amendment is requested in order to allow the addition of a second one million gallon underground reservoir and a pumphouse building addition which would house two new booster pumps. The project would also include the replacement of two existing booster pumps within the existing pumphouse building and the replacement of the existing emergency power electrical generator with a new 680 KW generator which would be housed in the new building addition. Mr. Boysen then gave a brief overview of the Village of Buffalo Grove water system. He stated that the Reservoir and Pumphouse No. 6 project has been designed to implement one of the major elements of the Comprehensive Plan for improvements to the Village's water system. Mr. Boysen stated that comprehensive engineering evaluations of the water system have been performed several times throughout the history of the Village in order to maintain a sound technical basis for the planning of improvements which are needed to maintain the water system so that it is capable of meeting the growing needs of the Village. Mr. Boysen stated that the most recent update of the Village's water improvement plan was established through the study of the Buffalo Grove water system which was conducted by Strand Associates in accordance with the agreement which was approved by the Village Board in 1989. The first major construction project which was initiated according to the recommendations of the Strand report was the Reservoir and Pumphouse No. 7 Expansion and Modification Project which was Buffalo Grove Plan Comm-Public Hearing-December 2, 1992-Page 2 reviewed by the Plan Commission in the later part of 1990 and which has now been put into operation. The second major construction project which was initiated in accordance with the strand report is the Reservoir and Pumphouse No. 2 Expansion Project which was reviewed by the Plan Commission late last year and is currently under construction with a projected completion date of July, 1993 . Mr. Boysen reviewed the recommended pumphouse improvements and stated that the currently proposed improvements at Reservoir and Pumphouse No. 6 will be needed in order to keep pace with projected water demands. He noted that the primary benefit in the reduction of pumping and storage facility requirements which the Village is expected to experience with the conservation program is the projected elimination of the otherwise necessary new station 8 facility. The currently proposed Reservoir and Pumphouse No. 6 project will accommodate the expanded pumping and storage capacity which has been recommended for the site. Mr. Boysen further stated that the proposed project meets all six criteria which are established in the Zoning Ordinance for approval of special uses: 1. The project will not be detrimental to or endanger the public health, safety, morals, comfort or general welfare. The proposed project is one which will continue to be publicly owned and operated for the purpose of serving the public interest and convenience. Provision of this modern high quality pumping and storage facility will protect the public health through the provision of a safe and healthy water supply. The project is also essential to safety throughout the Village in that it will provide adequate pumping capacity and storage which is needed to achieve the desirable level of water supply for fire fighting purposes. This project will therefore promote the general welfare of all residents of Buffalo Grove. 2 . The location, size, nature and intensity of the project and operation related to the use of the project are in harmony with the appropriate orderly development of the Village and the neighborhoods which are adjacent to the project. The physical characteristics of this site will allow for this planned expansion of the reservoir as an underground facility with a grass covered surface. This type of design will eliminate potential impacts which might otherwise occur if more commonly utilized water storage structure designs were to be proposed. The required activities of the operational staff of the water system will remain essentially the same as current activities which occur at the site. General access to and location of the facility relative to Horatio Boulevard will remain essentially unchanged from the existing Buffalo Grove Plan Comm-Public Hearing-December 2, 1992-Page 3 arrangements so as to be in harmony with the local area. 3 . The proposed project will not be injurious to the use and enjoyment of other properties in the immediate vicinity of the project for the purposes already permitted in the involved zoning districts. The implementation of the proposed project is important for the purpose of maintaining property values within the adjoining neighborhood and throughout the Village of Buffalo Grove. 4. The nature, location and size of the building and structures involved with the proposed project will not impede, hinder or discourage the development and use of adjacent land and buildings in accordance with zoning districts within which they lie. 5. Adequate utilities, access drives, drainage and other necessary facilities have been provided or are being provided in conjunction with the project. 6. The site access and parking remain essentially unchanged from the existing conditions which have proven to be adequate in size and design so as to prevent traffic hazards, eliminate nuisance and minimize traffic congestion on the public street. Mr. Boysen stated that in follow up to discussions of the project at the November 4th Plan Commission workshop, he contacted School District 102 and confirmed that they no longer have any objection to the use of parking along Horatio Boulevard in front of the Reservoir site for construction workers. This will make more of the designated staging area available for materials and equipment, and this will increase the efficiency of the project. He further noted that the Village will also direct the contractor to keep his more active staging activities and trailers as far to the east near the construction are as possible. Further, the proposal for a permanent driveway from Osage Terrace to the existing Pritchett school parking lot has been dropped by District 102 and has been removed from the project exhibits. Mr. Boysen stated in response to a question relative to potential vandalism or criminal nuisance problems, the Police Department Crime Prevention Unit has reviewed the plans and reported that they do not foresee any problems and no complaints have been reported to the Police in the last five years. Mr. Boysen further noted that although the emergency generator is only expected to operate during power outages and for a one-hour exercise test each week, the plan now incorporates the wrap around sound barrier wall which the sound consultant has recommended for more effective sound reduction. In addition, he noted that the would modify the chain link fence gate at the south end of the sound containment area to an extension of the masonry sound wall Buffalo Grove Plan Comm-Public Hearing-December 2, 1992-Page 4 with a solid door to conform to the acoustic consultant's suggestion to further reduce sound coming from the facility. Mr. Boysen noted that another revision that would be made is to close the gap of the visual screen wall at the southeast corner of the building to better visually screen views from the southeast. Mr. Bruce Jacobs of Strand Associates reviewed the exhibits and stated that the major construction activities for Pump Station No. 6 include housing for two new pumps, electrical gear, and the generator. The anticipated safety provisions for the site include surrounding the construction site with orange safety fence and temporary chain link fence around the perimeter of the staging area. Commissioner Goldspiel asked what has changed on the plan since the workshop meeting. Mr. Boysen stated that the sound mitigation wall presented on the original plan has now been redesigned as a wrap around wall to contain even more sound, particularly in the area of the cooling air discharge louver. Also the wall constructed around the intake air louver has been tied into the wrap around wall feature to more thoroughly contain any sound. Commissioner Goldspiel noted that this wall will now secure the entire perimeter and will discourage vandalism. Mr. Boysen concurred with the statement. Mr. Jacobs stated that the contractor will be asked to place short term storage needs as far to the east as possible and long term storage needs such as soil closer to Osage Terrace. This will should address the safety concerns expressed by some of the residents. Commissioner Goldspiel asked that the parking agreement with the school district on Horatio Boulevard be explained further. Mr. Boysen stated that the school had originally felt that they did not have sufficient parking in their lot for both staff and parents and had requested that no construction parking be allowed on Horatio Boulevard. Mr. Boysen noted that the construction of an additional parking area on the school property has alleviated District 102 's parking problem so the school will no longer need additional parking on Horatio Boulevard. Commissioner Goldspiel noted that the acoustic consultant has indicated that the Village's sound control standards in the Zoning Ordinance are not up to date, and he asked for an explanation of Buffalo Grove Plan Comm-Public Hearing-December 2, 1992-Page 5 the consultant's opinion. Mr. Thunder stated that the sound control standards in the Industrial District of the Village's Zoning Ordinance were probably written in the 1960 's and these standards cannot be enforced because there is no longer any equipment available to measure sound levels using octave bands as required by the ordinance. He stated that he has made a new chart which has the equivalent values of those octave bands which will allow for current equipment to test and evaluate sound levels. Mr. Thunder stated that the particular sound criteria for this project are based on specific design factors. Sound mitigation for the project includes the use of hollow core blocks inside the building addition to reduce sound levels. Any additional escaping sound can be contained by the proposed courtyard wall and the height of the wall can be raised and a cap constructed to further contain any sound coming over the top of the courtyard wall. This wall will also use hollow core blocks to cut sound levels. Commissioner Goldspiel asked if these recommendations had been adopted into the plan and what the noise level would sound like with the addition of the recommended modifications. Mr. Thunder stated that the sound at the site property line would be similar to the sound from a vacuum cleaner from a distance of ten feet. Commissioner Krug asked if the wrap around wall could be extended in height after its construction if it is necessary to further contain the sound level. Mr. Thunder stated that there is a point of diminishing returns and that extending the height of the wall would not accomplish a significant sound decrease. He stated that the proposed cap at the top of the wall would contain a great deal of noise and is equivalent to raising a barrier wall by approximately three feet. Commissioner Krug asked if surrounding atmospheric conditions have any effect on sound levels. Mr. Thunder stated that the meteorological conditions can affect sound levels for larger sound sources, but the proposed project is relatively small, so atmospheric conditions will have a negligible effect. Mr. Boysen stated that the emergency generator would be tested every Tuesday at 9: 00 a.m. but the Public Works Department would adjust this schedule to accommodate requests from neighbors. He stated that the Village has never had complaints from residents concerning sound from any of the Village's emergency generators. Buffalo Grove Plan Comm-Public Hearing-December 2, 1992-Page 6 Commissioner Rhodes asked if there are any emergency alarm sound g Y devices in the proposed plan. Mr. Boysen stated that the plan incorporates a system of sensors and detectors which trigger offsite alarms; none of these sensors produce any exterior sound at the site. Commissioner Samuels inquired about the need to build this project at the present time since the exhibited charts indicate that the completion of Reservoir No. 2 would meet the Village's increased water demand until the year 1995. Mr. Boysen stated that the demand level used on the charts is not certain, and demand can change in a severe drought period. He noted that the Village's conservation program appears to be working, but it hasn't been in place long enough to project the program's long-term effectiveness in reducing water demand. He noted that the Village's projections indicate that the new reservoir at the Reservoir No. 6 facility will be needed in all demand scenarios, so it is prudent to design and construct this reservoir now rather than wait until increased demand forces the construction. Lonnie Chattis, 385 Chickory Lane, stated that children go through the opening on Osage Terrace on their way to Pritchett School, and she asked if some kind of fencing around the staging area would be provided to protect the children. Mr. Boysen stated that the site would be entirely fenced but that an access gate near Osage Terrace is necessary for construction workers. Chairman Silbernik noted that if there is to be fencing all around the site, children using the cut through would be stymied as they could not get through to the school property and therefore would not use it as a cut through. Commissioner Rosenston asked if it would be possible to construct a 4 or 5 foot walkway north of the staging area for the kids to use to get to school. Mr. Jacobs stated that the fence could be moved south in this area to provide a pathway for pedestrians. Commissioner Rosenston stated that he feels strongly that a walkway is needed in this area. Mr. Boysen stated that he would need to consult with the school district regarding such a walkway as it would be on school property. Ben Behr, 170 Manchester, inquired if there would be trees against Buffalo Grove Plan Comm-Public Hearing-December 2, 1992-Page 7 provide an ingress-egress easement. Commissioner Goldspiel commented that he thinks the back door patio doors should have key locks. Mr. Green noted that this would be incorporated into the villa units. There being no further comments, Chairman Silbernik closed the public hearing at 10: 00 p.m. ReyPe$ tfully submitted, Fay Rub' , >Recording Secretary APPROVE • c TIN SILBERNIK, Chairman LJ Buffalo Grove Plan Comm-Public Hearing-December 2, 1992-Page 9 APPROVED PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION December 2, 1992 Manchester Greens, Manchester Drive/Checker Road Amendment of a Planned Unit Development (P.U.D. ) and a Preliminary Plan in the R-9 District Chairman Silbernik called the meeting to order at 8:45 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. Chairman Silbernik explained the format of the public hearing and swore in persons who were to give testimony at the hearing. Commissioner Berman stated that he would step down from the dais and not participate in any of the discussion concerning the project because he is currently negotiating with Scarsdale Homes on a matter not related to the proposed development. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Rosenston Mr. Samuels Commissioners absent: Ms. Genell Mr. Berman Also present: Mr. John Green, Systems Design Group, Ltd. Mr. Edward Covici, Scarsdale Homes Mr. R. F. Vane Mr. Charles Hendricks, Village Trustee Mr. William G. Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit A: Aerial photo of site plan Exhibit B: Approved Preliminary Plan dated July 6, 1988 Exhibit C: Concept site plan dated August 12, 1992 Exhibit D: Concept site plan dated September 2, 1992 Buffalo Grove Plan Comm-Public Hearing-December 2, 1992-Page 1 Exhibit E: Revised site plan dated November 12, 1992 Exhibit F: Photos of villa streetscape Exhibit G: Building elevations Exhibit H: Preliminary engineering plan dated November 12 , 1992 Exhibit I: Gradingplan adjoiningthe Buffalo Grove Golf Course � dated November 30, 1992 Exhibit J: Condominium building plan Exhibit K: Villa concept plan A Exhibit L: Villa concept plan B Exhibit M: Villa concept plan C Exhibit N: Villa concept plan D Exhibit 0: Villa concept plan E Mr. Green of Systems Design Group, Ltd. stated that the subject site was approved in 1988 for 200 units in five condominium units and in six townhouse buildings. The site is located east of the Buffalo Grove golf course, north of the Police Station on the Clayton Municipal Campus, north of St. Mary's Church, and west of Circle Drive. One condominium building and one townhouse building have been constructed on the site. Mr. Green stated that the plan submitted at the workshop meeting in August 1992 showed 60 single family condominium units (villas) and incorporated an additional 1.3 acre parcel east of the existing three-unit townhome building. Also proposed was a 39 unit condominium building. A modified plan was presented at the September 1992 workshop meeting which still proposed 60 single family villa units, some road network changes and a variety of minor modifications. The November 1992 workshop plan addressed the various concerns expressed by the Plan Commission. The plan now being presented has significant modifications incorporated to address the twelve major concerns expressed by the Commission at the November workshop. Mr. Green stated that the plan opens up the site by clustering the villas into building groups. The plan also creates a pedestrian system and a street layout to cut down on cut through traffic. To this end Manchester Drive no longer extends straight through the site from Church to Checker but rather loops to the west, T's at the south end and again loops at the south end so that cut through traffic will be significantly discouraged. Buffalo Grove Plan Comm-Public Hearing-December 2, 1992-Page 2 Mr. Green stated that the revised plan has changed from the originally proposed 60 villa units to 58 villa units which will be clustered into groups of 3 to 4 units with minimum 10 foot separations between villa units, but no openings in the sidewalls where the minimum side yard is used. There will be 20 foot separations between clusters, except for unit 58 which will have an 18 foot separation. Mr. Green stated that the plan provide for a continuous sidewalk along one side of Manchester Drive as well as a separate pedestrian walkway system throughout the site. There will also be a continuous bikepath along the Buffalo Grove Golf Course, and this path connects Checker Road and the bikepath on Church Road. Mr. Green further stated that in the revised plan there are now 29 guest parking spaces to serve the villa units. In addition, each villa unit has a two car garage and two additional driveway parking spaces. He noted that some units have shared driveways which have been designed to provide adequate maneuverability for cars and additional parking. Mr. Green also noted that they are proposing that Manchester Drive be a private street constructed to the Village's public street pavement standards with the possibility of becoming a public street if so desired by the Village. Mr. Green indicated that in response to the Commission's concerns at the previous workshop sessions: 1. Unit 24 has now been setback from Manchester Drive 16 feet instead of 10 feet; 2 . Unit 1 now has a 15 foot setback from the street to provide a better sight line; 3 . The street now has only one name instead of the various names previously proposed; 4 . The bays on units 9 and 43 have now been moved so that these bays no longer project into the building setback, even though this type of projection is permitted by Village ordinance; 5. Fire hydrants have been placed in locations where on-street parking will not be affected; 6. The parking spaces in the cul-de-sac islands have been flipped to the north side, allowing for 22 to 23 foot parking spaces which will alleviate any problem with snow buildup; 7. Units 39 and 53 now meet the 60 foot setback request by the Buffalo Grove Plan Comm-Public Hearing-December 2, 1992-Page 3 Police Department and actually have a 67 foot setback; 8. The originally proposed gatehouse at Church Road has been included in the revised plan. Mr. Green stated that the revised plan proposes a total of 136 dwelling units for a total density of 9 units per acre with 23 .7 percent lot coverage, a floor area ration of . 36 (1. 0 is permitted by Village ordinance) , and an overall average of 3 .2 parking spaces per dwelling unit. Mr. Green stated that the requested variations are based on the most conservative interpretation of the Zoning Ordinance. He noted that the Planned Unit Development section of the Ordinance does not have standards specifically designed for detached single- family units. He said the requested Zoning Ordinance and Development Ordinance variations include: 1. Building setbacks of less than 25 feet from the street 2 . Side yards of 10 feet instead of 15 feet 3. Some side-to-rear building separations of 30 feet instead of P 40 feet 4. Construction of a sidewalk along only one side of the street 5. Sanitary sewer depth of 4 feet instead of 6 feet Mr. R. Vane, professional engineer, reviewed the engineering plan and stated that the existing water main will be moved and reconfigured to run along Manchester Drive. He further stated that fire hydrants will be placed so that a minimum of parking spaces will be lost. He estimated that 3 to 4 parking spaces would be affected by hydrant locations. Mr. Vane stated that a 4 foot earth cover is being requested for the sanitary sewer line instead of 6 feet. He stated that a 4 foot cover is sufficient to prevent freezing. He further stated that the major portion of the sanitary sewer is already in place and drains to the detention facility on the Buffalo Grove Golf Course. He stated that the weir in the Golf Course can be adjusted by 2 inches in order to serve the additional storm water detention needs of the 1. 3 acre parcel that is being added to the site. He stated that the proposed engineering plan will provide sufficient stormwater storage for the site. Mr. Vane noted that the site is approximately five feet higher than the adjacent Buffalo Grove Golf Course. He stated that this difference in elevation will be handled by grading the west side of the site adjacent to the Golf Course from the rear yard decks of the villa units to achieve a gentle slope downward to the Buffalo Grove Plan Comm-Public Hearing-December 2, 1992-Page 4 bikepath. A two-foot high retaining wall of railroad ties will be used to separate the bikepath from the rear yard areas of the villas. This result in a gentle slope with aesthetically pleasing landscaping qualities. Mr. Green stated that the plan for the second three-story condominium building proposes 39 units. This building will have three more units than the existing condominium building. These three units have been designed at the back of the building and the elevators have been moved to the front of the building to accommodate the extra units. Mr. Green then went over the various floor plans proposed in the revised plan. He noted that the "A" villa unit will have two bedrooms; the "B" unit will be two bedrooms with a den or optional third bedroom; and the "C" unit will have a bedroom/bathroom on both sides of the unit. He said the villas would have floor areas of 1,700 to 2, 100 square feet. Mr. Green stated that decks are an option for the villas, and the decks will be limited to one of the following sizes: 10 by 10 feet; 10 by 12 feet; or 10 by 15 feet. He commented that the 10-foot dimension is the projection of the deck from the wall of the villa unit. In support of the requested P.U.D. , Mr. Green stated that the proposed plan: 1. Will not be detrimental to or endanger the public health, safety, morals, conform or general welfare. 2. The location, size, nature and intensity of the project is in harmony with the appropriate orderly development of the Village and the neighborhoods adjacent to the project. 3 . The plan will not be injurious to the use and enjoyment of other properties in the immediate vicinity of the project. 4. The nature, location and size of the buildings involved will not impede, hinder or discourage the development and use of adjacent land and buildings. 5. Adequate utilities, access drives, drainage and other necessary facilities have been provided or will be provided. 6. Site access and parking have been adequately provided. Commissioner Goldspiel inquired when the additional parcel on the proposed plan had been annexed. Mr. Green stated he was not exactly sure when the parcel had been annexed. He said the parcel is designated for office use on the Village's 1992 Comprehensive Plan. Buffalo Grove Plan Comm-Public Hearing-December 2, 1992-Page 5 Commissioner Goldspiel then inquired if it was absolutely positive that the parcel had been annexed. Mr. Pfeil stated that the parcel has definitely been annexed and is zoned R-4A. Commissioner Goldspiel asked Mr. Kuenkler to comment on the engineering plan, particularly the 4 foot earth cover on the sanitary sewer line. Mr. Keunkler stated that 4 feet would be sufficient to prevent any freezing and that there really are very few options available at this site to change the engineering plans. Commissioner Goldspiel asked if there was sufficient corner side yard setback on villa unit 58. Mr. Green stated that unit 58 has a setback of 16 to 18 feet from the street along the south corner side yard and a setback of 7 to 8 feet from the sidewalk. Commissioner Goldspiel said that the 7-foot corner side yard for unit 58 seems small, and he expressed concern about traffic visibility and the overall appearance of the streetscape with such a small setback. He said unit 24 also raises concerns about traffic visibility. Mr. Green stated that he believes the setbacks proposed for unit 58 are adequate, and he said units 24 and 58 would not create traffic visibility problems. He commented that traffic speeds in the development will be relatively low because of the street layout. Commissioner Goldspiel said that he would like to see a stop sign on Manchester Drive at unit 24. He asked Mr. Green to comment on the 9 outdoor parking spaces west of the second condominium building. Mr. Green stated that the parking spaces have now been reconfigured to allow cars to park with the headlights from the cars facing into the condominium garage as opposed to the villas. He noted that the first floor condominium units are above the elevation of the parking lot, so headlights would not shine into any residential units. In addition, the parking spaces will be screened with landscaping. Commissioner Krug stated that Mr. Green has done a good job explaining the nature and need for the variations and that he can now accept them as being necessary for the project. Commissioner Rhodes inquired about the rest area spaces shown on the plan. Buffalo Grove Plan Comm-Public Hearing-December 2, 1992-Page 6 Mr. Green stated that since a walkway system is being provided, some additional amenities such as benches and possibly tables should also be provided. He noted that no firm decision has been made on exactly what those amenities may be. Commissioner Rhodes inquired if there would be any fencing on the site. Mr. Green noted that the original P.U.D. approval in 1988 requires green vinyl chain link fencing along the Buffalo Grove Golf Course. He noted that the golf course manager is concerned with residents wandering onto the golf course and possibly being hurt or damaging the course itself. Commissioner Howard expressed concern with the walkway near unit 52 being too close to the driveway for proper pedestrian safety. Mr. Green stated that he would try to provide a larger separation for the walkway with some additional landscaping. Commissioner Howard asked what the build out period would be. Mr. Green stated this would be a two year build out. Commissioner Howard inquired if the pedestrian walkway would be built in the initial phase of the villas project or further along during construction. Mr. Green stated that the walkway would probably not be built until the second year because it would probably be damaged by other construction activities if it was built at the beginning of the project. Commissioner Rosenston inquired as to the cost range of the units. Mr. Green stated that the villas would be priced at $179, 000 to $250, 000. Commissioner Rosenston asked what the clearance is between villa units 22 and 27. Mr. Green noted that the distance between these units is at least 20 feet. Commissioner Rosenston inquired if the proposed access to the Police Station would be used. Mr. Green stated that the gate at the Police Station has been installed but the access driveway has not been built. He noted that the access is intended for emergency use when the Police Department needs a second access to the fenced vehicle area. Buffalo Grove Plan Comm-Public Hearing-December 2, 1992-Page 7 u Commissioner Samuels noted his concern with the condominium parking for the proposed new building which would have 29 outdoor spaces for 39 units, whereas the existing building has 29 spaces for 36 units and inquired if any extra parking that could be provided. Mr. Green reviewed the parking that will be provided for the second condominium building, and he noted that the outdoor parking lot between the three story buildings will serve residents of both buildings. He said parking is being provided in compliance with Village standards, and he believes that parking will be more than adequate for the second condominium building. Commissioner Samuels noted his concern with unit 58 which has a south side entry with the driveway around the corner at the west side of the unit. He said that he would like to see a sidewalk to provide a better path from the driveway to the entrance to the unit. Mr. Thomas Raney, 80 Circle Drive, inquired if there would be any kind of fencing at the southeast corner of the site. Mr. Green stated that they would prefer a living screen of evergreens instead of fencing. Mr. Raney further asked if the existing trees at that corner would be preserved. Mr. Green stated that these are weed trees which are short lived and nuisances. He said the developer would instead plant new trees and use evergreens to establish a good screen between the parking area and the adjacent residential property. Ben Behr, 170 Manchester, asked what the impact would be on the property taxes and association assessments if the overall number of units decreases from the original 200 units down to the proposed 136 units. Mr. Covici of Scarsdale Homes stated that there would be very little impact on the condominium residents due to the lower density and noted that there would be two separate associations; one for the condominiums and one for the villa residents. Each would therefore maintain their own needs and assessments. He noted that owners of the villas and townhomes can pay to use the recreation center and swimming pool. Commissioner Goldspiel inquired if access to the property east of the site could eventually be provided by connecting the proposed private street in the Manchester Greens development. Mr. Raysa stated that this would have to be included in the P.U.D. agreement as a requirement for the Manchester Greens property to Buffalo Grove Plan Comm-Public Hearing-December 2, 1992-Page 8 the barrier wall which would help cut the sound level. Mr. Jacobs stated that trees would not effectively cut the sound level. He further stated that shrubs are planned as part of the landscape plan for aesthetic purposes. Mr. Behr asked how close the nearest home is to the facility. Mr. Jacobs stated the nearest homes are approximately 80 to 100 feet from the area of the facility that would produce sound. Commissioner Samuels asked if a large boom crane would be used during construction at the site. Mr. Jacobs stated he is not certain what equipment the contractor will use, but there is a good possibility that a large crane would be used for moving equipment into the facility through the roof. There being no further comments, Chairman Silbernik closed the public hearing at 8:45 p.m. Resp ctfull submitted, Fair Ru Recording Secretary APPROVE MARTIN SILBERNIK, Chairman Buffalo Grove Plan Comm-Public Hearing-December 2, 1992-Page 8 APPROVED REGULAR MEETING BUFFALO GROVE PLAN COMMISSION December 2, 1992 Village of Buffalo Grove Reservoir and Pumphouse No. 6 Expansion, Horatio Boulevard South of Pritchett School Amendment of a Special Use and Approval of a Preliminary Plan Manchester Greens, Manchester Drive/Checker Road Amendment of a Planned Unit Development (P.U.D. ) and a Preliminary Plan in the R-9 District Chairman Silbernik called the meeting to order at 10:00 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 Mr. Berman Commissioners absent: Ms. Genell Also present: Mr. Gregory Boysen, Director of Public Works Mr. Bruce Jacobs, Strand Associates, Inc. Mr. Thomas Thunder, Acoustic Associates, Inc. Mr. John Green, Systems Design Group, Ltd. Mr. Edward Covici, Scarsdale Homes Mr. R.F. Vane Mr. Charles Hendricks, Village Trustee Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Rosenston, seconded by Commissioner Goldspiel to approved the minutes of the regular meeting of November 18, 1992. Commissioner Rosenston noted that page 10, paragraph 1 should be corrected to read "Commissioner" instead of "Chairman" . Commissioner Howard noted that page 3 , paragraph 3 Buffalo Grove Plan Comm-Regular Meeting-December 2, 1992-Page 1 should have the word "in" added, and page 5, paragraph 5 should have the word "in" deleted. All Commissioners were in favor of the motion as amended and the motion passed unanimously with Commissioners Howard and Krug abstaining. COMMITTEE AND LIAISON REPORTS - None VILLAGE OF BUFFALO GROVE RESERVOIR AND PUMPHOUSE NO. 6 EXPANSION HORATIO BOULEVARD SOUTH OF PRITCHETT SCHOOL - AMENDMENT OF A SPECIAL USE AND APPROVAL OF A PRELIMINARY PLAN Moved by Commissioner Rosenston, seconded by Commissioner Howard, to recommend approval to the Village Board of an amendment of a Special Use and Approval of a Preliminary Plan for Reservoir and Pumphouse No. 6 expansion subject to: 1. Modification of the sound abatement walls as specified in the memo dated November 18, 1992 from Acoustic Associates, Ltd. 2. Relocation of the construction fence along the north side of staging area on the western portion of the school property to permit a walkway for students coming from the Osage Terrace entrance to the Pritchett School site. Commissioner Goldspiel commented that the proposed project is appropriate as a Special Use, and the development as proposed will be compatible with the adjacent neighborhood. Chairman Silbernik called for a vote on the motion and the vote was as follows: AYES: Goldspiel, Krug, Rhodes, Howard, Rosenston, Samuels, Berman, Silbernik NAYES: None ABSTAIN: None ABSENT: Genell The motion passed 8 to 0. MANCHESTER GREENS, MANCHESTER DRIVE/CHECKER ROAD - AMENDMENT OF A PLANNED UNIT DEVELOPMENT (P.U.D. ) AND A PRELIMINARY PLAN IN THE R-9 DISTRICT Moved by Commissioner Samuels, seconded by Commissioner Rhodes to recommend approval to the Village Board of an Amendment of a Planned Unit Development and approval of a Preliminary Plan for Manchester Greens, Manchester Drive/Checker Road with the following variations: Buffalo Grove Plan Comm-Regular Meeting-December 2, 1992-Page 2 Zoning Ordinance - Section 17.26.030.F.4. (to allow a driveway width of 20 feet instead of 24 feet for the two-way driveways of the proposed condominium building) ; Section 17.40. 050.C. (to allow minimum setbacks of 21 feet instead of 25 feet from a private street as depicted on the Preliminary Plan) ; Sections 17.28. 050.E.4.e. (iii) (to allow a minimum side-to-rear or front building separation of 30 feet to 35 feet instead of 40 feet as depicted on the Preliminary Plan) ; Section 17.28.050.E. 4.e. (vi) (to allow a minimum side-to-side building separation for walls with no windows of 10 feet instead of 15 feet as depicted on the Preliminary Plan) ; Section 17.28.050.E.4 .b. (to allow a minimum setback of 26 feet instead of 35 feet from the east boundary of the P.U.D. as depicted on the Preliminary Plan) ; Development Ordinance - Section 16.30. 030.F. (to allow a sidewalk on one side of a private street and cul-de-sac instead of both sides as depicted on the Preliminary Plan) ; Section 16.50. 050.D.7. (to allow a minimum depth of 4 feet instead of 6 feet for a sanitary sewer as depicted on the Preliminary Engineering Plan) . and subject to: 1. Adding a walkway between villa units 26 and 27 if adequate space is available; 2 . Provision of traffic signs for a three-way stop at the "T" intersection on Manchester Drive in the southwest corner of the development; 3 . Provision of an ingress-egress easement on Manchester Court for future access to the property east of the site. Commissioner Goldspiel stated that this area is appropriate for a higher density residential development. He said higher density is needed in the central area of the Village to support Town Center. Commissioner Goldspiel commented that the proposed plan is a compromise because the density has been reduced from the originally approved P.U.D. He noted, however, that the proposed plan provides for a single family feeling with a greater density than typical single family developments in the Village. He stated that the proposed plan is appropriate for this specific location because it is near Town Center and the Municipal Campus and adjoins the Buffalo Grove Golf Course. He commented that he does not regard the plan as a model for single family developments in other parts of the Village because of the need for variations of setback requirements and the somewhat crowded layout of the villas. He said that he hopes the plan functions adequately, and it will be interesting to see how the development looks after it is completed. Commissioner Rosenston asked when construction would start and where the models would be located. Buffalo Grove Plan Comm-Regular Meeting-December 2, 1992-Page 3 Mr. Green stated the models would be placed at Manchester Court adjacent to the existing townhomes, with construction to begin in the spring of 1993. Chairman Silbernik called for a vote on the motion and the vote was as follows: AYES: Goldspiel, Krug, Rhodes, Howard, Rosenston, Samuels, Silbernik NAYES: None ABSTAIN: None ABSENT: Genell, Berman The motion passed 7 to 0. CHAIRMAN REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil noted that there would be a public hearing on December 16, 1992 concerning the Concord development on the Crossings site, and a second workshop for Grove Park. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Berman, seconded by Commissioner Rosenston, and carried unanimously to adjourn. Chairman Silbernik adjourned the meeting at 10:30 p.m. Rep tfully sti fitted, Fay Rubin, Recording Secretary APPROV BY: MARTIN SILBERNIK, Chairman Buffalo Grove Plan Comm-Regular Meeting-December 2, 1992-Page 4