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1979-07-25 - Plan Commission - Minutes PUBLIC HEARING - WYNNEDALE BUFFALO GROVE PLAN COMMISSION JULY 25, 1979 Chairman Shields called the Hearing to order at 7:40 P.M. at the Municipal Build- ing, 50 Raupp Boulevard. Commissioners Present: Chairman Shields Mr. Harris Mrs. Sheldon Mr. Button Mr. Davis Mr. Shifrin Commissioners Absent: Mr. Goldspiel - arrived at 8:15 Mr. Glover Also Present: Mr. Louis Shassion, President, Wilmont Homes, Inc. Mr. Lawrence Freedman, Attorney for Wynnedale Mr. Paul Jensen, Engineer, Wynnedale Mr. Erwin J. Page, Forester Mrs. Bobbie O 'Reilly, Trustee Mr. Elliott Hartstein, Trustee Mr. Bart Delaney, Planning Coordinator Mr. Jim Truesdell, Staff Planner Mrs. Mary Jo Reid, Prospective Member Chairman Shields announced that the reason for this Public Hearing is the devel- oper's request for rezoning from R9 Special Use PUD Multi-Family, to R4 and R5 Single Family. Mr. Freedman, Mr. Shassion and Mr. Jensen were sworn in. Mr. Freedman stated that the property in question is located at the southeast corner of Arlington Heights Road and Checker Road. He said it was originally zoned multi-family for 314 units and they were requested by the Village Board to downzone the property to single family. It was the position of the owner and developer that if a single family plan could be developed that was econom- ically feasible, there would be no objection. As a result, 15 acres of open space will be made available for public use. Mr. Shassion stated the plan had been modified to the extent of dropping three lots on the corner of Arlington Heights and Checker Rds., which was the result of the last workshop meeting, so that the four houses across the road that face Checker Road would be free of any houses opposite them. A substreet has also been added connecting the south property. He said there has also been discussion regarding moving some of the lots and putting in a bike path. Mr. Shassion stated they are requesting R4 zoning for the portion north of the creek, which would have a total of 12 lots. The south portion would be zoned Buffalo Grove Plan Commission Public Hearing July 25, 1979 -2- R5 and would contain 81 single family homes. There will be 15 acres of open space and an attempt has been made to maintain the growth and the trees that are there now. They plan to keep the Buffalo Creek from becoming a drainage ditch by providing on-site detention. Mr. Shassion stated the homes will be 2,000 - 2,500 square feet and will range in price from $125,000 to $160,000. I Mr. Page, the Forester, commented that when he originally surveyed the area, he stated that if the trees remain at their present grade level, there would be a good chance of survival. However, he stated that this evening he learned that there would be a great deal of soil taken out of the recreation area. He said it would be impossible for him to give an estimate on the survival of the trees. Mr. Freedman replied that the conditions of approval of their plan was that they try to save the trees and they would be subject to Park District review, and also to Engineering review. He said they are agreeable to whatever reason- able regulations they may impose. He said they are hopeful of saving these trees. Mr. Page asked if there would be any soil removed from the green area? Mr. Shassion said there would be a maximum 2-foot cut to make a dry detention area, but there would be no earth moved near the trees. Mr. Page stated that if they reduced the grade you eliminate the high water condition and increase the sur- vival rate of the trees. Mr. Shassion said the water table will drop. Mr. Page stated that, in that case, the trees stand a good chance of survival. Chairman Shields asked how many trees they are talking about? Mr. Page said he estimated about 3 or 4 acres of trees. Mr. Delaney stated that all departments expressed concern with the road entrance on Arlington Heights Road, which would be a single entrance for both this pro- perty and the adjacent Chesterfield property. This would create a "T" and would eliminate the number of curb cuts along Arlington Heights Road. He stated that Mr. Shassion does have some objections to this. Mr. Delaney said regarding the east-west bike path, the staff recommends it be put in between the R5 single family homes and the creek; and a north-south bike path would come in from Checker Road along the back portion of the golf course through a break in the homes (which we suggest be moved east) and would continue around the golf course. This was a recommendation of all departments, and espe- cially the School District. Mr. Delaney stated that they would like to see the 8-foot bike path illustrated along Arlington Heights Road, however it is being put into the design plan for improvements along Arlington Heights Road. He further stated that turn bays- ' should be provided at the entrance and the Fire Department had a problem with Buffalo Grove Plan Commission Public Hearing July 25, 1979 -3- a single access to the site. They are suggesting a secondary access point through the southern substreet. He stated they are asking the developer to delay construction of Lot 20 until the last, to use as an access point. Mr. Truesdell stated that on Lot 64, the plans show the setback as 6 feet on both sides. We require a total of 14 feet, so one side would have to be 8 feet. Mr. Shassion replied that they do not agree with the recommendation of moving flnni the road over and putting a half street in at this time. He said there are no definitive plans for what is to be developed south of the property. It is zoned multiple and it is not right to have a shared entranceway. He said they also have a problem in obtaining construction easements to the south. This also represents a problem to lenders. Mr. Shassion stated regarding the bike path, he met with the Park District and he agreed to the east-west system. He also stated that moving the top 4 lots down for the north-south path is agreeable. Mr. Shassion stated they would in- dicate a 5 foot sidewalk on all internal streets as well as Arlington Heights Rd. The 8 foot path on Arlington Heights Rd. is not for them to show, Mr. Shassion felt. He stated that the turning bay is normally shown and they would comply with that. He said he did not know why the Fire Department would need the re- tention of Lot 20 during the construction period and not after. He said he had not had time to think about this, but thought it would be unfair to ask them to hold that lot out. Mr. Shassion stated they would correct the setback of the sideyard of Lot 64. Commissioner Goldspiel arrived at 8:15. Commissioner Davis asked Mr. Shassion if they could feasibly eliminate the houses north of the creek. Mr. Shassion said they could not. He stated their initial plan showed 15 lots along Checker Road and they dropped 3 lots. He said the ori- ginal plan also showed a cul-de-sac and, if they were to utilize that plan, there would be absolutely no way of saving any of the trees. Commissioner Davis stated that if they sold the homes for $160,000 each, they would make a little over 15.2 million dollars. Therefore, couldn't they eliminate the houses north of the creek and still make money on sales of $13 million. Mr. Shassion stated that the cost of improvements is the deciding factor. Commissioner Davis stated that if they did not build on the north side of the creek, they would not have to put in improvements. He said there is a water main indicated along Checker Road which would not be required if they did not build there. Commissioner Sheldon stated that she was concerned about driving north on Arling- ton Heights Rd., that when you come over the crest of the hill, that would be a blind entrance. Mr. Shassion stated that when meeting with Lake County, they said the grade of Arlington Heights Road will be modified and they do not know where the crest will be then. Commissioner Sheldon stated she felt that should be a concern. Commissioner Sheldon also stated that there is a long wait at the Buffalo Grove Plan Commission Public Hearing July 25, 1979 -4- corner of Arlington Heights and Checker Rds. and if there is another road, and it is a blind road, we are going to have a problem. Commissioner Goldspiel stated that when the light goes in at Lake-Cook Rd., the traffic will be alleviated. Commissioner Sheldon stated it appeared they took out two lots instead of the requested three lots. Mr. Shassion stated they accomplished what was requested of them by eliminating two lots. Commissioner Harris stated that the open area where the existing ditch is does not serve the kind of view it could if it were moved opposite Burnt Ember or Arbor Gate so that people can see the green area. He also suggested putting a pipe line over the ditch and moving the open vista to another place. Mr. Shassion stated that the top 4 lots will be moved west 30 feet for the bike path. Commissioner Goldspiel said if they do that, there will be hardly any vista at all. Commissioner Harris said that Mr. Kuenkler's memo of June 27 stated that the east-west bike path should pass under the bridge on the north side of the creek, and Mr. Shassion indicated the bike path along the south side of the creek. Mr. Delaney stated there is some discussion now about how people would get across Arlington Heights Rd. and there is the possibility that there may be enough room to continue the path under the bridge. If not, it would have to cross over the creek at some point. He also stated that Mr. Boysen agreed that the path should be on the south side of the creek. Commissioner Harris said some deci- sion should be made on this before deciding where the path should go. Mr. Delaney said a path on the north side of the creek would prohibit any active use of the green area. A representative of the Park District stated that area is virtually unuseable because that is detention. Commissioner Harris said Mr. Shassion had indicated a problem getting easements. Mr. Shassion stated that the easements for the widening of Arlington Heights Rd. have not been dedicated and they cannot obtain any other easement there until then. Trustee Hartstein stated he is sure all easements for Arlington Heights Rd. have been dedicated. Commissioner Goldspiel asked if there is a problem servicing the property to the south since he understood Wynnedale would be using up the present sewer capacity. Mr. Shassion stated that at present, without building the interceptor from Route 83 and Farrington Lane, you could not service more than 100 units. He said the piece through the property will be sized large enough to accommodate the property to the south. Buffalo Grove Plan Commission Public Hearing July 25, 1979 -5- Mr. Truesdell stated that when the property to the south is developed, he will have to see that the interceptor line is built. Commissioner Harris said there was an agreement between the three developers who planned to build around the gold course, to jointly fund construction of the interceptor sewer line. Since then, one of the parties has dropped out and we are making it more difficult for the property to the south to be devel- oped. Commissioner Button stated he feels this is the wrong use for this property. He said that Lot 25 is a very odd shape and he did not see how they could use that lot. Mr. Shassion explained it is the same as a corner lot. Mr. Jim Touhy of Arbor Gate Lane asked where the water is going to be retained and is there a degree of risk involved for the families who live near the ditch? He asked if the Aspen ditch was to be fenced off or landscaped so children won't play near it. Mr. Shassion said it will not be finished off. He said it could be called an attractive nuisance or a part of growing up. Mr. Touhy asked if Mr. Shassion would consider putting a pipe over the ditch. Mr. Shassion stated that as a merchandiser, the treatment of the ditch is raw. Mr. Touhy asked if the 12 homes along Checker Rd. would be street level. Mr. Shassion replied that they should be approximately 12 feet above the curb. f Mr. Ted Homa, resident, stated that it should be considered what a hazard the open ditch presents to children. He said he is also concerned about the extra traffic generated by 12 more driveways on Checker Rd. He also said he is con- cerned about the ditch because that is the access to the open space promised to the town. The only other access is Arlington Heights Rd. which is a heavily travelled potential 4-lane highway. He said he is a physician and is concerned about the safety factor. He stated that he feels the Commission has done an excellent job. Mr. Tim Walsh, Checker Drive, stated he was surprised there was not a great deal of knowledge on what effect the detention basin on the west side of Arlington Heights Rd. would have. Mr. Shassion explained that they cannot take the impact of the Forest Preserve into consideration. He said the drainage of this site will have to be held on site. He stated the dam would not change the flow and Mr. Page agreed. Mr. Bartell, Checker Drive, stated since we are not sure what they are going to do on the west side of Arlington Heights Rd., what is the value of the detention as recreational area, and would there be any better piece of property that could be used as open space? Buffalo Grove Plan Commission Public Hearing July 25, 1979 f , -6- Mr. Truesdell stated that when the referendum was voted on, it was his under- standing that the Village was interested in the property because of the scenic value rather than recreational value. Dr. Homa asked if the detention area would generate mosquitoes and if someone picnicing in this area could be involved in,a flash flood. Mr. Shassion stated that this is dry detention and would have under-drains in it. He said Centen- nial Park in Arlington Heights is a detention basin which is an active area, , but if we get a lot of rain in the spring or fall, they are not much use for recreation. Mr. Jensen stated the mosquito breeding area will be where the trees are. The basin should dry up faster than your yard will. Dr. Homa stated we have a def- inate problem with mosquitoes and encephylitis and any basin we construct which adds to the problem will be a definite health hazard. Prudy Knaak, Woodhollow, asked who would take over maintenance of the bridge that will be built? Mr. Shassion said it would be whoever takes over dedica- tion of the open space and bike paths. Mrs. Knaak stated that she felt that the safest way to have the bike path cross Arlington Heights Rd. would be at Checker Road, since there will be a traffic light going in there. Mr. Delaney asked her feelings about the bike path going under the bridge. Mrs. Knaak said if it was properly built and maintained, it would be alright. Mr. Earl Broms stated that he is representing the owners of the remaining pro- perty around the golf course and they would be interested in participating in the cost of the improvements. It was suggested they work this out among them- selves and that the Village would probably not get involved in this. Chairman Shields closed the Public Hearing at 9:35 P.M. Respectfully submitted, Astrid L. Hasley Recording Secretary APPROVED BY: Patrick Shields, Chairman Buffalo Grove Plan Commission Public Hearing July 25, 1979 SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION Crossings Happ Farm Wynnedale Subdivision JULY 25, 1979 Chairman Shields called the meeting to order at 9:50 P.M. at the Municipal Build- ' ing, 50 Raupp Boulevard. Commissioners Present: Chairman Shields Mr. Harris Mr. Goldspiel Mrs. Sheldon Mr. Button Mr. Davis Mr. Shifrin Commissioners Absent: Mr. Glover Also Present: Mr. Louis Shassion, Developer of Wynnedale Mr. Lawrence Freedman, Attorney for Wynnedale Mr. Paul Jensen, Engineer for Wynnedale Mrs. Bobbie O 'Reilly, Trustee Mr. Elliott Hartstein, Trustee Mr. Bart Delaney, Planning Coordinator Mr. Jim Truesdell, Staff Planner Mrs. Mary Jo Reid, Prospective Member Mr. John Wakeman, Crossings Homeowner's Association Mr. James Mastandrea, President, Midwest Development Corp. Developer of the Happ Farm Mr. John Burke, Economist, Happ Farm Mr. Rick Burton, Land Planner, Happ Farm Mr. Perry Snyderman, Attorney, Happ Farm Commissioner Goldspiel made the motion that Items II, III, and IV on the agenda be tabled. Commissioner Shifrin seconded the motion. The motion passed unani- mously. Chairman Shields stated the Crossings Homeowners Association has requested a mod- ification to the approved PUD Agreement regarding the permitted use of the Sales Office, and would like to establish a Public Hearing date. Mr. Wakeman stated the Homeowner's Assoc. has an outstanding opportunity to lease the Sales Barn to a very small business with limited traffic and 4-5 employees. After much discussion, it was decided that not enough information was available to set a Public Hearing. Buffalo Grove Plan Commission j Special Meeting July 25, 1979 -2- Commissioner Goldspiel stated, 1) it seems that Commissioner Button has a con- flict of interest on this and should not sit and vote on it, 2) the argument that this is a continuation of a previous use is not valid. Commissioner Harris made the motion the Plan Commission table this project until further information can be obtained. The motion was seconded by Commissioner Sheldon. The motion passed with the Commissioners voting as follows: "AYES" Commissioners Harris, Sheldon, Davis and Shifrin "NAYES" Commissioner Goldspiel "ABSTAIN" Commissioner Button HAPP FARM Mr. Mastandrea showed the Commission a map of the surrounding area and submitted Exhibit #1, a map of the drainage patterns. Mr. Burton discussed Exhibit #2, showing the Weidner extension and the proposed construction. He stated they propose building manor homes along the single fam- ily and they will be no closer than 50 feet to the single family property line. The area next to the High School would be multi-family with detached garages and extra parking in the driveways. The third use would be commercial, with 250,000 sq. ft. office space. The maximum height will be 4 stories. There will be berming, landscaping, and courtyards around the buildings. The detention will be to the north and will hook up with White Pine ditch. Mr. Mastrandrea stated that they are trying to stay in conformance with the High School in height and design. He also stated the multi-family buildings would be 3 stories with 12, 18 and 24 units per building. Mr. Burke addressed himself to the problem of traffic on Dundee Road. He stated he has talked with the Department of Transportation of Cook County and found the traffic has increased terrifically in the last several years. The traffic in front of the property has gone from 22,000 per 24-hour period to 31,000. To the east it has gone from 26,000 - 28,000. The Department of Transportation believes that has peaked out. He stated the Dept. of Transportation anticipates in 1980 the traffic will not have increased. They feel it will decline because of Lake- Cook Rd. and the extention of Highway 53. The traffic off Arlington Hts. Rd. has gone from 10,700 - 13,000 from 1975 - 1978, Buffalo Grove Rd. has gone from 6,100 - 8,000 and the next main road went from 14,000 - 18,000. Mr. Burke stated Dundee Rd. traffic is at its maximum and will not hold any more. The proposed commercial would add 400-500 units per day which would be a change of less than 2% in the traffic pattern. It would be traffic that would come in the morning and leave in the evening, where residential traffic is a constant coming and going. I ' Buffalo Grove Plan Commission Special Meeting July 25, 1979 i j -3- The second issue is how would this commercial compete with the Village Center? Mr. Burke stated they plan two 2-story buildings and 2 4-story buildings. He stated this type of building would not fit well in our Village Center because it would tend to obliterate the church steeple and according to a survey taken, most people do not want that high a building in the Village Center. Mr. Burke stated they would like to try to attract the type of client who would rent one or two entire floors, and not the small user. He stated that Dundee is primar- ily a commercial road, with some exceptions. The commercial would put more tax money into the government and not make demands on the schools. Mr. Snyderman stated they are looking to building an office park of a luxurious nature and not hamburger stands, etc. He said they have looked at the B&O Ordin- ance and they could live with it, but feel B3 PUD is better for this type of building. He stated they would be willing to use B&O with a variation allowing a matching FAR allowed under B3, or use B3 with restrictions saying they cannot put in hamburger stands, etc. . He stated this is the legal best use and you will not find a planner who will say differently. He said the Happs were very careful sellers and have been very careful that Mr. Mastandrea's company was of the highest quality. Chairman Shields stated that what was wanted tonight was a recommendation on the land use and not the specifics. He asked if the commercial would be strictly offices and nothing like what you would find in a strip shopping center, and would it be one style of architecture? Mr. Snyderman said "yes". Commissioner Harris stated that the Village Attorney has said we cannot limit the uses under a particular zoning. Mr. Snyderman stated that he and the Village could enter into a 10-year contract. Commissioner Harris said he would feel more comfortable with B&O zoning, because for example, the property the Commission looked at earlier tonight has changed hands many times and what is going to be built is nothing like what was originally proposed. You are saying give us B3 zoning and we will build offices, and I say give us B&O zoning where we know you can only build offices. Commissioner Harris said he does not fully agree with its impact on the Village Center. The Village study found this area would only support 170,000 sq. ft. and if you build yours, what are we going to do with our 170,000 sq. ft.? Mr. Burke stated they would appeal to a different client - the large client. Mr. Snyderman said a large user on Dundee Road will help our Town Center. Commissioner Davis stated he is not sure the Town Center is going to be developed in the way we would like it to be. Mr. Snyderman said the Village will have to float a bond issue. You are not going to get private enterprise in there. Commissioner Davis stated he feels the Village needs a higher tax base than it Buffalo Grove Plan Commission Special Meeting July 25, 1979 -4- has, He said he thinks we are kidding ourselves with the Town Center. Commissioner Sheldon asked how they planned to phase the development? Mr. Mas- tandrea stated it would be in three phases with the third phase the commercial. Commissioner Sheldon said she felt the commercial planned for this property and what we plan for the Town Center are two different uses. She asked if they would be willing to work cooperatively with the Village so we end up with two viable pieces of property? Mr. Snyderman said, "yes". Commissioner Harris stated that if the shopping center planned for Half Day takes place, he thinks it would tend to make the Town Center lean more toward this type of development, in which case this would be in conflict. Mr. Snyderman stated Mr. Mastandrea has options on the site where the barn is. Mr. Mastandrea stated he would like to restore the barn and make it into a nice restaurant (not a fast food restaurant) . Mr. Snyderman asked what the Commissioners would like to see on Dundee Road that would be better than what they plan? Mr. Mastandrea stated he would really like to carry out the commercial into the area where the barn is, and if the office area is not going well, he would carry out the multi-family. Commissioner Shifrin stated he would like to express concern about the traffic situation. We are not only talking about commercial, but 300+ units. He asked how many employees they would project. Mr. Burke said they are planning 500-600 parking spaces. Commissioner Shifrin stated the multiple trips by the residential is spread out during the day, where the commercial generates traffic during peak rush hour. Mr. Snyderman stated that the developer of this parcel will have to use Dundee Road. He said the commercial they plan will bring cars in once a day and out once a day creating less multiple trips. It also would tend to draw people in opposite the flow of traffic. A resident stated he is concerned that people would take Weidner to miss the light at Arlington Heights Rd. and Dundee Rd. Commissioner Harris stated that proper speed limits and stop signs along Weidner would stop that. Mr. Burke stated that it would be advantageous to build this type of commercial in Buffalo Grove to create jobs for the people who live here. Commissioner Harris stated that Weidner was built wider than any other street around and was always conceived as a main collector street. Buffalo Grove Plan Commission Special Meeting July 25, 1979 -5- Commissioner Goldspiel stated he is more concerned about the nature of the resi- dential use. He said it seems a very crowded use, and suggested it would be a better idea to pull a lot of the density toward Dundee Road and make it more stories high so there could be more open space. Mr. Snyderman stated that many of the buildings shown on the plan are enclosed parking garages and they could berm up over them to create a very attractive area. Commissioner Goldspiel said he did not think it is going to end up with the open space that it looks like here. He also stated that he disagrees that Dundee Road is mostly commercial. There is a lot of forest preserve area and also some single family. He stated he agrees with Commissioner Davis regarding the Town Center and that we should not stifle sensible development. Commissioner Goldspiel stated that this looks like what you would build in a downtown area feels they should not compress it this much when so many things in the suburbs are more open. He said they might look at some of the land on the other side of Arlington Heights Road which would have more area to spread out in. He stated there was an indi- cation that there would be no school donation. He said the Buffalo Grove High School has insufficient grounds for athletic activities and feels the Plan Com- mission and developer should bear in mind that we can give a school donation to a high school instead of always to the elementary school district. He also said he feels there will be more of a traffic problem than they indicate. Mr. Jim Kowieski, Beechwood Court East, stated that the developer is quick to point out that our Master Plan shows Weidner as a collector, but the Master Plan also shows this as PUD Residential, which they choose to ignore. They only want to go along with the Plan as long as it suits their needs. Mr. Kowieski stated he feels we should either follow the Master Plan or have someone in to change it. Chairman Shields stated that the Master Plan is under review. Commissioner Harris stated that there is another commercial parcel that has been presented to the Village, which is the Mueller Farm, and feels we should have been given both of these at once so we could look at them together. Commissioner Harris said at our last meeting, we chose to leave the Master Plan regarding Dundee Road, as is - and now we are being asked to consider two com- mercial developments along Dundee Road. Trustee O 'Reilly stated that since the Mueller Farm could have annexed into Arlington Heights, we had no choice but to allow commercial if we wanted con- trol over it. She also stated the Mueller property is currently zoned B3 in the county. In reply to a question from a resident, Commissioner Harris said this property is presently zoned in the county as residential. Buffalo Grove Plan Commission Special Meeting July 25, 1979 -6- Commissioner Goldspiel stated he thinks what we are trying to prevent is strip center development, which this does not look like. Mr. Truesdell stated he is concerned about the traffic problem and asked Mr. Mastandrea if he is going to have a traffic study done. Mr. Mastandrea said yes, but he needs to know what type of development we will allow before he can do so. Commissioner Shifrin made the motion the Plan Commission accept the concept of office development only, on Dundee Road mixed with multi-family residential. Commissioner Davis seconded the motion. Upon voice vote, the motion passed unanimously. WYNNEDALE Commissioner Davis said he would like to see no homes on the north side of the creek, and if that is economically not feasible, he would like to see 10 homes on a cul-de-sac. Commissioner Goldspiel said he thinks it is unrealistic for the view to be main- tained there. He stated that he feels the plan submitted tonight is the best plan if we are going to do a single family development on something that should be multi-family. Commissioner Goldspiel said he is concerned whether this development will make it difficult for the other developers to build multi-family on the land around the golf course. Commissioner Harris stated that this may make it more difficult for the other developers because there will be one less contributor to the cost of the inter- ceptor because he does not need it. Mr. Shassion stated that to utilize the existing system, he has to spend $50,000 - $60,000 for a lift station, and he would be willing to take this money plus some more and put it towards building the interceptor line if Chesterfield would do it now, but they don't want to build it now. Commissioner Goldspiel asked if the Park District is going to accept dedication of this land. Mr. Delaney stated a formal decision has not been made yet. Commissioner Davis made the motion the Plan Commission accept Site Plan #78165 with the limitations that 4 houses on the east side of the parcel be built in a row and 6 houses be built in a cul-de-sac for a total of 10 houses north of the creek. There was no second to the motion. Commissioner Shifrin made the motion the Plan Commission accept the plan with the deletion of all the houses along Checker Road. Commissioner Sheldon seconded the motion. The motion carried 4-1 with the Commissioners voting as follows: Buffalo Grove Plan Commission Special Meeting July 25, 1979 -7- "AYES" Commissioners . Davis, Sheldon, Harris and Shifrin "NAYES" Commissioner Goldspiel Commissioner Goldspiel stated that he thinks we should have as many units as possible on this site. Commissioner Harris made the motion the Plan Commission recommend that the pro- perty be rezoned from R9 Special Use PUD to R5 PUD with no units on the north side of the creek, per the plan dated 5-3-79 and incorporating Mr. Delaney's memo of June 22, 1979, and Mr. Kuenkler's letter dated June 27, 1979. Commissioner Shifrin seconded the motion. Mr. Truesdell stated that if we go PUD on this, we are inviting someone to come in with a PUD. Mr. Freeman said the open space will be dedicated so no one can come in and build on it because the Village or Park District will own it. He said when they go before the Village Board, if they accept the Plan Commission recommendation, they will commit to dedication of all of the open land. Upon voice vote, the motion passed 4-1 with Commissioner Goldspiel voting No. Commissioner Goldspieleasked that the minutes reflect that he urges the Village Board to consider the Affect of developing this parcel at this number of units and using up the sewer capacity on the development of the other areas surrounding the golf course. He said they should think again about the multi-family designa- tion as against the practicality of losing all of that tax base. He also stated he hasn't yet heard of anyone yet who was willing to build a 2-mile sewer. ADJOURNMENT Commissioner Shifrin made the motion the meeting be adjourned. Commissioner Davis seconded the motion. The motion carried unanimously. The meeting ad- journed at 12:25. Respectfully submitted, Astrid L. Hasle Y, Recording Secretary APPROVED BY: Patrick Shields, Chairman Buffalo Grove Plan Commission Special Meeting July 25, 1979