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