1979-05-29 - Village Board Committee of the Whole - Minutes i
SUMMARY OF COMMITTEE OF THE WHOLE OF THE PRESIDENT AND BOARD OF TRUSTEES OF
�./ THE VILLAGE OF BUFFALO GROVE, ILLINOIS, HELD TUESDAY, MAY 29, 1979, AT THE
MUNICIPAL BUILDING, 50 RAUPP BOULEVARD, BUFFALO GROVE, ILLINOIS.
President Clayton called the meeting to order at 7:30 P.M. Present were:
President Clayton; Trustees Marienthal , O'Reilly, Hartstein, Kavitt, and
Gerschefske. Also present were William Balling, Village Manager; and William
Sommer, Assistant Village Manager.
HAPP FARM
Mr. Sommer introduced Mr. James Mikes, Attorney, of Rudnick & Wolfe; Mr. James
Mastandrea. President, Midwest Development Corporation; and Mr. Richard Burton,
Land Planner, Michael L. Ives & Associates, to the Board.
Mr. Mastandrea stated that he has been working with the Village on this piece
of property so that they can make it compatible with what the Village is looking
for, as well as making it economically feasible for the developer. He said
he has been working on the site for approximately one year, and formally entered
into a contract with the Happs in February.
Mr. Mastandrea displayed a conceptual plan of the site, stating that it is
approximately 48 1/2 acres, and falls within the Village's Comprehensive Plan.
He said that the present buildings stand on approximately 8 acres, which he has
an option to acquire at some point in time. He said that in designing the
overall plan, they have tried to work with the existing roadways.
Mr. Mikes said that the manor homes are all on dedicated streets, but they do
show two private cul-de-sacs. The park detention area is 5.2 acres, with
pedestrian access to the collector street, and also to the high school .
Mr. Mastandrea showed some slides depicting the architecture of the buildings.
He said he likes a lot of landscaping, and that the architecture of the manor
homes and the multi-family homes will complement each other. The multi-family
buildings will be 6 unit, 3-story, walk-ups. The average size of these units
is approximately 1 ,250 square feet. Each unit has at least one garage. Two
stairwells are required in this type of building, and they have put one stairwell
in the front, and the second stairwell is on , the exterior portion of the building.
Each unit has its own patio.
Mr. Mastandrea showed slides of the manor homes, which are 2-story, with 8 units
in each building, and 4 garages on each end of the building.
Mr. Sommer stated that Mr. Mastandrea should address the commercial area, which
is contrary to the Comprehensive Plan. Mr. Sommer also said that it has always
been the policy of the Village that all streets be dedicated.
Mr. Mastandrea said that in order to keep the density of the housing at a lower
rate, they had to include some commercial on the site in order to make it
economically feasible. He said that he is presently thinking in terms of a 3
or 4 story office building.
Mr. Mikes said that they would be willing to have the annexation agreement state
uses which would be acceptable on the commercial site, which is approximately
9 acres.
COMMITTEE OF THE WHOLE
MAY 29► 1979
PAGE TWO
In answer to Trustee Hartstein's question, Mr. Mastandrea said that there would
be slightly over a 2 to 1 parking ratio, including the garage. They are pro-
posing that the garages be set back 25' from the drives.
Trustee Marienthal stated that he does not believe that the commercial site
presently shown is the best location for that use.
Trustee Marienthal also asked the distance between the manor homes and the single
family homes behind them. Mr. Mikes said that in the northwest corner, the
distance is a minimum of 65' to the rear lot line, and that in the other area,
the distance is a minimum of 50' .
Regarding the detention basin for the high school , Mr. Mikes said that they had
discussed,with Dr. Miller, doing some engineering on that site in lieu of a
cash donation.
Mr. Mikes said that there would be sidewalks placed on both sides of the dedicated
streets.
Mr. Mikes said that their intent would be to work with this type of a conceptual
plan, and commit in the annexation agreement to whatever particulars the Village
would set. The final plan would show details such as sidewalks, etc.
Mr. Balling pointed out three items discussed by the staff:
I . That there would be an additional risk borne by the builder if it is to
be a concept plan, because the Board would be dealing with less detail .
2. To review in sufficient detail the land analysis and land allocations to
insure that what we see is exactly what we get in regards to parks, open
spaces, and detention basins.
3. Offsite improvements necessary to service each phase of development.
Mr. Genrich asked why the developer would purchase the property, and plan to put
commercial uses on it, when the Master Plan does not show any commercial on this
piece of property.
Mr. Mastandrea said that he had originally planned on higher density for the
housing, and that when he lowered this density, he had to put commercial use
in to make the development economically viable.
Mr. Jim Kowleski , a surrounding property owner, asked about any topography
changes. Mr. Mastandrea said that he intends to give the land some character,
rather than having it flat.
Mr. Kowleski asked about the drainage, since the homes in that area do have a
problem with flooded basements. Mr. Burton said that the 9.2 acre drainage basin
would be sufficient, and that they would carefully look into all aspects of the
surrounding property so as not to cause any drainage problems. They will take
into consideration the drainage on the surrounding property when they do their
engineering.
COMMITTEE OF THE WHOLE
MAY 29, 1979
PAGE THREE
President Clayton said the Board should let the developer know whether or not
they would entertain commercial in the proposed location, or, in fact, anywhere
on the property.
Mr. Sommer stated that there would never be any staff recommendation for commercial
in the present proposed location.
The overall density of the property now stands at 9. 7, and the net residential
density is 13.6.
Trustee Marienthal asked if the units will be rental or sale. Mr. Mastandrea
said that right now he plans on selling them, but if the market calls for it,
he may have to rent some of the units. He said that each unit will be individually
heated and cooled so that it will be a separate unit.
Mr. Mastandrea said they would be more specific regarding the bedroom mix when
they get to more final plans , but he said they will meet all Village requirements.
Trustees Kavitt and Hartstein have no objection to commercial across from the
present Dodge dealer, but they are opposed to having the commercial on the east
end of the property.
Trustees Marienthal and O'Reilly do not want commercial on the present proposed
site, and doubt that they want any commercial at all on the property.
Trustee Gerschefske thinks the commercial should be moved from the present
proposed location.
President Clayton informed the developers that there would be a risk involved
if they do petition for annexation because the Board is in the process of review-
ing the Master Plan, and there could be some changes made.
President Clayton also restated the fact that the entire Board is very concerned
about the drainage, and asked the developer to keep that in mind when doing their
engineering.
Mr. Mikes asked if the Board wanted them to prepare a site plan or a land use plan.
Mr. Balling said that the staff could work with either plan successfully. He said
the concept plan could work well because of the flexibility involved; however, it
would have to be stated on the annexation agreement that it was a concept plan.
Trustee Kavitt said he would have no objection to going to the land use planning
as long as the proper safeguards were attached.
Trustee Hartstein said he can see some pluses to the concept approach, as long
as there are very rigid requirements in terms of density, etc.
L/ `1
COMMITTEE OF THE WHOLE
MAY 29, 1979
PAGE FOUR
Mr. Balling said that the staff would like to try concept zoning.
Trustees Marienthal and O'Reilly said that they would be agreeable to either
way. Trustee Gerschefske said he would prefer to go with the concept plan.
At 8:30 P.M. , the Trustees adjourned to individual , informal workshops.
Jan6Sirabian, Village Cleat