1979-03-21 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Wynnedale/Williamsburg-on-the-Lake
VAGA
MARCH 21 , 1979
Chairman Shields called the meeting to order at 7:45 PM in the Municipal Building,
50 Raupp Boulevard.
Commissioners Present: Chairman Shields
Mr. Harris
Mr. Goldspiel
Mrs. Sheldon
Mr. Button
Mr. Davis
Mr. Kelly
Mr. Shifrin
Mr. Glover
Also Present: Mr. Louis Shassion, Wynnedale
Mr. Paul Jenkins, Henderson & Bodwell , Wynnedale
Mr. John Marienthal , Trustee
i Mr. Bob Bogart, Trustee
Mr. Bart Delaney, Planning Coordinator
Mr. Jim Truesdell , Staff Planner
APPROVAL OF MINUTES
Commissioner Goldspiel moved approval of the minutes of the March 7, 1979 Regular
Meeting, subject to corrections. Commissioner Kelly seconded the motion.
Corrections are as follows:
Page 8, Paragraph 6: The phrase "and Mr. Alan Foss, as the R.V. representative."
should be deleted.
Upon voice vote, the motion was unanimously approved.
Commissioner Button moved approval of the minutes of the March 14, 1979 Special
Regular Meeting, subject to corrections. Commissioner Goldspiel seconded the motion.
Corrections are as follows :
Page 3, Paragraph 3: The first sentence should read: "Mr. Marienthal stated that
the Village does not know exactly what we have right now
because of Lake County's decision to give the control of
sewer permits along the Soo Line to Lincolnshire."
Upon voice vote, the motion was unanimously approved.
WYNNEDALE/WILLIAMSBURG-ON-THE-LAKE
Mr. Delaney stated that this is the second workshop on this project. The last time
Mr. Shassion was here, he had three possible plans, two of which were all single
family, and one of which was townhomes, with single family along Checker Road.
Buffalo Grove Plan Commission
Regular Meeting
March 21 , 1979
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I
Mr. Louis Shassion discussed his plan , and said that the direction he had gotten
from the Village was that they wanted single family housing, a minimum of 15 acres
park site, R-4 and R-5 zoning, and whatever possible done to preserve existing trees.
He said that the basic change on this plan is that the cul-de-sac which was shown
on Checker Road was eliminated, and the same number of lots were straightened out
on Checker. He said two other exhibits were delivered, which were preliminary
engineering, and the other was an exhibit of how the detention would be handled.
In order to maintain drainage, and the 15 acre park site, they came up with the
plan now presented, Plan Commission Exhibit #14.
Mr. Shassion said that they feel that this plan substantially represents what was
presented previously. He said he has met with the school board, and they have
reviewed the traffic pattern, and also come up with a figure for school donations,
which Mr. Shassion said was approximately $545 per house.
Mr. Shassion has correspondence from the Lake County Highway Department stating
that they have reviewed the plan, and informing the developer that direct access
to Arlington Heights Road from any lots is prohibited.
Commissioner Goldspiel asked Mr. Shassion to show exactly how the detention would
be handled. Mr. Shassion said the tree locations are exact. They have created
dry detention areas with underground drains for the 100 year storm.
Mr. Shassion read from the Preliminary Drainage Report:
The parcel under investigation consists of approximately 40 acres located
at the Southwest corner of the intersection of Checker and Arlington Heights
Road in the Village of Buffalo Grove. The southern 20 acres contain a roll-
ing terrain and the northern 20 acres contain flat ground within a 100 year
flood plain. The creek traverses in the middle of the north 20 acres flowing
from west to east. To the east, Buffalo Creek is joined by the Aspen Ditch
which flows from north to south. The 100 year flood as indicated in a flood
insurance study prepared for the Village ranges from a high of 690.5 at
Arlington Heights Road to a low of 687.5 at the east property line of the
parcel. The stream inverts from a high of 684 at Arlington Heights Road
to a low of 678 at the east property line. Approximately 19 acres of
this site will be inundated by a flood of a 100 year frequency which passes
a flow of between 1200 and 1300 cubic feet per second across the site.
Under the proposed preliminary plan for Wynnedale, approximately 5 acres
of the floodway fringe will be filled for development. The filling will
take place along the edge of the flood plain where water depths are
shallow. Filling will remove approximately 10 equal feet of storage
from the existing flood plain. Compensatory storage can be provided
by excavating the equivalent of material from within the remaining
flood plain. Preliminary calculations indicate that approximately 4 acre
feet of storage will be required for detention purposes. Storage can
be obtained by excavating the required volume from the flood plain.
Preliminary calculations indicate that more than 15 acre feet of storage
can be obtained from the flood way. This storage can be obtained by
excavating in the area shown on the enclosed preliminary flood way
development plan.
Mr. Paul Jenkins of Henderson and Bodwell said that, in the event of a 100 year
storm, virtually the entire site would be under water.
Buffalo Grove Plan Commission
Regular Meeting
March 21 , 1979
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Commissioner Goldspiel asked if the access to Arlington Heights Road would be
hidden bya crest in the road. Mr. Shassion replied that the crest in the road is
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a distance from the intersection. He said that he has a letter from the Lake
County Highway Department stating that they have no problems with the sight
lines. The sight distance was checked, and it is acceptable as it is now.
Commissioner Goldspiel asked what they have concluded about the square footage,
and the bedroom mix of the houses. Mr. Shassion stated that 80-90% of the homes
will be 4 bedroom, and the houses will be approximately 2,000-2,400 square feet.
Mr. Shassion said that, since this project will probably not begin until the spring
of 1980, it is difficult to anticipate what the market will be.
Commissioner Davis feels that the land on Arlington Heights and Checker Roads should
remain open. He feels that people voted against the referendum because they were
of the opinion that that land would remain open.
Mr. Davis said that with Exhibit #14, the access to the open space area has been
basically cut off; and having houses with driveways on Checker Road creates an
additional traffic hazard. He said that based on the direction of the Board and
based on the referendum, the Exhibit #14 is not what anyone had in mind. Even
though the 15 acres is there, there is virtually no way that anyone can get to it.
Commissioner Goldspiel stated that if lots #12, 13, and 14 were eliminated, he
thinks this plan is substantially improved. He does not think the driveways onto
Checker Road are of consequence, because Checker has driveways coming onto it
for its entire length. He thinks that taking out lot #12, 13, and 14 makes it
a much more desirable piece of property, and is within the spirit of what we are
trying to accomplish.
It is Commissioner Button 's opinion that a zoning of R-5 will place an extremely
heavy burden on the school district. If this parcel will be 80-90% 4 bedroom
homes, Mr. Button would much prefer going to a lower density of R-4 zoning.
Commissioner Harris asked where the golf course is shown on the plan. Mr. Marienthal
answered that it starts at about lot #41 . Mr. Harris asked Mr. Shassion to show
that the next time he appears before the Commission.
Commissioner Sheldon asked why the 3 lots were added to this plan T Mr. Shassion , '7
said that he instructed Henderson and Bodwell to give him a site plan which had
a minimum of 15 acres of open space, and flood plain accomodated on the site. '"L'
Commissioner Harris asked who would maintain the sanitary sewer, and Mr. Shassion
answered that the Village would. Mr. Harris asked if this is enough units to
warrant the expense of the Village maintaining a pump station. Mr. Shassion said
there is a sewer to the property to accomodate the needs for this development.
Mr. Harris ' concern is whether we are cutting off the property to the south. It
was decided that the Village Engineer should study this.
Commissioner Kelly left at 9:00.
Commissioner Glover questioned whether the trees have any chance for salvation if
75-80% of the land is excavated. He asked what the proposed finished grade of
the lots along Checker Road is. Mr. Shassion said it is in the range of 694. The
finished floor is 18' above the curb.
Buffalo Grove Plan Commission
Regular Meeting
March 21 , 1979
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Chairman Shields asked if the Commission is ready to schedule a Public Hearing. Mr.
Marienthal stated that hiss feeling is that the major point is the three extra lots. p
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Police Officer Michael Soucy, a member of the newly formed Traffic Unit,Tgave a J '
brief presentation on this subject. He said the traffic patrol will patrol in an
effort to reduce the number of accidents along Dundee Road.
Commissioner Sheldon stated that the reason she asked Officer Soucy to make a presen-
tation to the Commission was that the numbers of businesses, cuts in the median,
etc. were something to be kept in mind when planning development along Lake-Cook
Road, Route 83, and the widening of Arlington Heights Road so as not to create an-
other situation such as exists on Dundee Road, which is costing the Village a
great deal of time and money to control .
Commissioner Goldspiel asked Officer Soucy if there was any advice he could give in
terms of future planning. Officer Soucy said that the second major cause of
accidents on Dundee Road is the large number of commercial drives.
Commissioner Button asked if Route 53 ending at Dundee Road contributes to the
large number of accidents at the Arlington Heights and Dundee intersection, and
Officer Soucy answered that this was definitely a major factor.
Commissioner Davis asked the major cause of accidents on collector streets such as
Bernard Drive and Checker Road. Officer Soucy answered that the accidents on these
streets are primarily caused by improper exiting from driveways.
Chairman Shields thanked Officer Soucy for taking the time to make this presentation.
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Commissioner Davis said that, based on the police officer's comments, he does not
think there should be driveways exiting onto Checker Road. Mr. Davis also thinks 4_91
the space on the corner of Arlington Heights and Checker Roads should be left open;
therefore, he does not think we are ready for a Public Hearing at this point.
Mr. Shassion stated that there are economics involved, and a certain yield must be
obtained from this parcel . He feels that this is about the lowest density possible,
while still making it a feasible project.
Commissioner Goldspiel stated that a number of questions have been raised, some
of which need follow-up from the staff.
1 . The forester should determine the percentage of the probability of the trees
being saved on both plans.
Commissioner Sheldon stated that the Board originally directed that single family
homes be built on this parcel . She asked Mr. Marienthal if the Board would
look at the possibility of multi-family housing on the south side of the parcel ,
and open space on the north side. Mr. Marienthal stated that he could not answer
for the Board.
Mr. Shassion stated that he, as a developer, has been seeking direction on how to
proceed with this plan, and the Board said they did not want multi-family.
Buffalo Grove Plan Commission
Regular Meeting
March 21 , 1979
I -
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2. Commissioner Sheldon asked Mr. Shassion if he would consider removing the 3
houses which have been added along Checker Road (lots #12, 13, and 14) to
open up the corner. Mr. Shassion said that he would consider it.
3. Commissioner Button asked if lots #5 through #11 could be moved eastto meet
lot #4 in order to furthery open up
the corner.
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4. Regarding the detention, Commissioner Goldspiel would like Engineering to look
at the concept, and the drains between the detention areas and the creek, as
he is concerned about them backing up.
5. Commissioner Davis would like a review of the traffic safety by the Police
Department. Mr. Truesdell said that the Police Department does review all plans
when they come in.
6. Commissioner Harris is concerned about the sewers. He would like clarification
of the sewer capacity and the long-range planning impact on future developments
in that area.
7. Commissioner Dutton would like Mr. Shassion to consider concession on the density.
8. Commissioner Sheldon stated that she would like clarification on the bedroom mix.
Mr. Shassion stated that he anticipates that it will be 80% 4 bedrooms, and 20%
3 bedrooms.
9. Commissioner Goldspiel thinks that there should be a pathway which would run
from the area on the south over to Checker Road to make it easier for children
walking to Twin Groves school . He also thinks there should be a sidewalk on
Arlington Heights Road, and a path from the East portion through to Checker.
10. Mr. Delaney said that, on future submittals, he would like to see the 100 year
flood plain shown on the plan , as well as the bicycle path, the setback lines
of the surrounding property within 250' , and the vegetation analysis.
Mr. Shassion feels it would be better to have the Village Forester evaluate the land.
Chairman Shields said that we would have the Village Forester evaluate the report
from the developer. Mr. Delaney stated that Mr. Balling said that procedure is to
have the developer submit a survey to be sent to the Village Forester for his review.
Mr. Shassion said that he could submit a cursory statement showing the location of
the trees. He said that he cannot affort to spot every tree and do a field survey.
After the above questions have been resolved, a Public Hearing date will be set.
Chairman Shields declared a short break.
VAGA
Mr. Truesdell gave Mr. Shields a copy of the final VAGA report, which will be placed
in the Plan Commission files.
Mr. Truesdell explained that VAGA stands for the Vernon Area Government Association.
He said that this is the final report that Lake County has put out. He said that,
at the last meeting of VAGA, the consensus was that we now have to look at some
common planning areas and work towards some type of land use agreements on what is
going to happen to some of these areas that are within the common planning area of
more than one community. The main reason for this is that, without these agreements,
developers will tend to play one community against another to obtain what they want.
Buffalo Grove Plan Commission
Regular Meeting
March 21 , 1979
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On May 24, there will be another meeting of VAGA, and it is hoped that there will be
some input from each community. Mr. Truesdell stated that we basically have 2 options:
1 . We can look at the current land use plan, and decide to go with it as it is, or
2. We can look at it and decide to consider some other types of land uses.
Commissioner Sheldon questioned how much input the Village can give, and how much
good it does. She also asked who represents the Village at these meetings , and was
told that Carl Genrich does. Mr. Truesdell stated that, at the last meeting, Mr.
Fabish attended, and almost all other areas were represented by Village Presidents.
Commissioner Goldspiel stated that one important factor is that , regardless of who
develops these areas, they will all be impacting the same school districts; therefore,
all communities do have a common interest in making sure that there is a viable
school system. Also, Mr. Goldspiel heard that Lake County has a sewage treatment
plant and fixed public investment which would have an impact on what they do with
these areas. Is VAGA considering the growth pattern in the light of those facilities?
Mr. Truesdell said that his understanding is that the plant has an extremely large
capacity. Mr. Goldspiel said that the question is what kind of advice we want to
give our representative in dealing with other governmental units in trying to work
something out. Mr. Goldspiel 's advise would be to consider water, sewer, and our
master plan.
Commissioner Glover asked if other areas have land use plans. Mr. Truesdell stated
that no other community has a land use plan which conflicts with our land use plan.
Mr. Harris asked what communities are in VAGA. Mr. Truesdell stated that Bannockburn,
Buffalo Grove, Lincolnshire, Long Grove, Metawa, Riverwoods, and Vernon Hills are
members of VAGA.
Commissioner Harris moved that the Plan Commission recommend to the Village Board
that the representatives to VAGA be advised that planning considerations in portions
of Areas 3, 4 and 6 that fall within our master plan should be promoted as the uses
shown in the Buffalo Grove Comprehensive Plan. Commissioner Button seconded the
motion. After some discussion, the motion was unanimously approved by voice vote.
RECREATIONAL VEHICLE ORDINANCE
Regarding the letter from Mr. Balling, the sub-committee members informed the Chairman
that they would not be able to send a recommendation to the Board by next week.
1 Commissioner Goldspiel said that although the committee is not prepared to act on
this tonight, and the sub-committee is not prepared to act on it this week-end,
we should communicate that the proposal is inadequate to the Village' s needs, and
we need more time to come up with something that we feel is best for the Village.
FUTURE AGENDA
There will be a Regular Meeting April 4, 1979, with Buffalo Grove National Bank
on the agenda.
Regarding the Zoning Map, Mr. Delaney stated that he had checked the Anden Property,
and it was rezoned to R-8 Special Use and was corrected on the map. The Grand
Spaulding parcel does have a reverter, and an asterisk was placed on the map
identifying it as a special use; this was also done for Buffalo Grove National Bank.
Commissioner Davis made a motion to adjourn, seconded by Commissioner Button. The mo-
tion was unanimously approved by voice vote, and the meeting adjourned at 11 :00 PM.
APPROVED: Respectfully submitted,
Janet Sirabian, Recording Secretary 3/21/79