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1979-01-31 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Dearborn/Hidden Lake JANUARY 31 , 1979 Chairman Genrich called the Public Hearing to order at 7 :35 PM in the Municipal Building, 50 Raupp Boulevard. Commissioners Present : Chairman Genrich Mr. Shields Mrs . Sheldon Mr. Button Mr. Davis Commissioners Absent: Mr. Goldspiel Mr. Kelly Also Present: Mr. Sonny LaBrant, President, Dearborn Development Mr . Philip Cook, Vice President, Dearborn Mr. Walter Caspers , Engineer, Dearborn Mr. Mike Depasquali, Dearborn Mr. Jon Nelson, Architect, Dearborn Mr. Bill Sommer, Assistant Village Manager Mr. Greg Boysen, Village Engineer Mr. Stan Crosland, Park District Mr . William Kiddie, Park District Mr. William O 'Reilly, Park District Mr. John Marienthal, Trustee Mr. Bob Bogart, Trustee Mr . Bart Delaney, Planning Coordinator Mr. Jim Truesdell, Staff Planner Mr. Jordan Shifrin, Prospective Commissioner Chairman Genrich stated that this meeting is a continuation of the Public Hearing of January 24, 1979. Mr . Genrich then read the Notice of Public Hearing, stating that this property consists of approximately 50 acres located along Busch Road, immediately adjacent to and West of the Highland Point Subdivision. He also stated the purpose of this Public Hearing. Chairman Genrich then swore in Mr. Sonny LaBrant, Mr. Philip Cook, Mr. Walter Caspers, and Mr. Jon Nelson, who are to give testimonies . a 11 ; Mr. Jon Nelson displayed exhibits identifying the location of the c•,mPacNENNE property, and the zoning adjacent to it. He said the i"� 6 units per acre. The gross site density will be 7 units per acre , with a total of 352 units . Fifty-seven percent of the units will be 3 bedroom, and 43% will be 2 bedroom. The site plan is dated January 8, 1979. Mr. Nelson said that there are 5 open space areas in the development. The developer has proposed to donate $250 per unit towards maintenance of the lake areas . Buffalo Grove Plan Commission Public Hearing January 31 , 1979 I , - 2 - i One change from the previously submitted plan is that the collector street running through the development will be a 66 ' ROW with a 32 ' pavement. Mr. Nelson submitted a letter from Marchris Engineering Limited which analyzes the traffic situation. The letter stated that the 32 ' pavement is sufficient to accomodate projected volumes. The previously submitted plan had a parking ratio of 2.57 to 1 . This did not provide for an even distribution of parking throughout the development. They redesigned the parking so that it would be more evenly distributed. Mr. Nelson submitted a report on Site Information, revised January 22 , 1979, which is attached to the original copy of these minutes. Chairman Genrich stated that the Village Engineer has submitted a letter giving conceptual approval to this project. The Appearance Commission reviewed this plan in comparison to the Zoning Ordinance, and established the incentive program enabling an increase in density. The developer requested a 17% incentive increase to establish a 7 dwelling unit per acre density. The Appearance Commission recommendation was up to 23% increase in density, thus recommending to the Plan Commission the requested 7 units per acre. Chairman Genrich asked if there was anyone present from the school districts . Mr. Delaney stated that District 125 has no objections to the development as long as it conforms to Ordinance 77-72 . He also reported that District 102 has requested that the Commission oppose this project. In a letter from Mr. Roggendorf to Mr. Delaney dated October 17, 1978, Mr. Roggendorf states that District 102 had completed its 25 year financial impact analysis on the Dearborn/Hidden Lake Subdivision. The results of this analysis indicate a $57,000 builder contribution and an overall yearly deficit of $63,806.14 as a result of this subdivision. Therefore, District 102 opposes this subdivision as presented to the Village. Mr. O 'Reilly presented the Park District's comments on the development. He stated that full credit would be given for the bike path through the Southeast corner of the development, and also for the southern route of the bike path. Regarding the municipal site open space, Mr. O 'Reilly said the Park District considered that good use for that par- ticular piece of land. He said the useage depends on how the munici- pal site is used, but that it will probably be a passive area. Mr. O 'Reilly said that the bike path does not fit in with the master bike path plan in the center area; the Park District does not know about the viability of the bike path because some of the areas that it crosses do not seem to be suitable. The path comes close to some residences , and also close to the water in some areas where safety could be a problem, so it is doubtful that the Park District would want this particular bike path extension. Regarding the lagoons, Mr. O 'Reilly stated that the Park District has no particular experience regarding operation and maintenance of them. The Park District has been trying to pick up figures regarding Buffalo Grove Plan Commission Public Hearing January 31 , 1979 - 3 - maintenance of the lagoon areas from other Park Districts , and they are finding a rather negative response . In one instance, they were advised not to use chemicals in the lake , particularly if it were stocked with fish. In another instance, Hoffman Estates Park District said that they should expect the maintenance costs to be 5 times the norm in the areas surrounding the lagoons. Also in Hoffman Estates , a drowning occurred, in which there was a $50,000 settlement, and the premium on their liability insurance doubled. There is also the possibility of needing areation equipment, which the developer said that he would pay for. However, if this equip- ment were to cost $150,000, with an expected lifespan of 10 years, the Park District foresees no way that they could replace that equipment. Regarding private recreation, there is some value as far as the pool is concerned, but the Park District questions the value of the building because of its size, and they are not sure whether or not it merits any credit. Chairman Genrich asked Commissioner Sheldon to report on what her com- mittee had found. Mrs . Sheldon said that the committee met with the staff and the Park District, and it is their feeling that, once the maintenance costs are definitely determined, and once it is determined how the monetary donation for the site would be allocated, the site would be passed on to the Park District. Mr. O 'Reilly said that the Park District is attempting to determine the recreational value of the lagoon areas , but, to date, has not found any recreational value in them. The Park District does not have money available for maintenance, and they are not sure what the ultimate maintenance costs of these areas might be. Mr. Caspers said that the maximum high water is 680 contour, at which point there is a flat area. Then there is a 5 to 1 slope, and then a safety ledge which is 6-8 ' wide, and then a 1 to 1 slope. There is a break at a safety ledge 12-2 ' below the water surface ; then there is another break before going to a 2 to 1 slope going down to 16 ' depth in all 3 lakes . Mr. Caspers then displayed renderings of the lakes . Mrs . Sheldon asked how the lakes are fed, and Mr. Caspers replied that, in his opinion, they are spring-fed. He also said that they don't anticipate that the lakes will deteriorate any faster than they have already, and that they have been in existence since the early 1930 's . Mr. Caspers said that they will excavate the lakes to a depth of 16 ' ; the depth now varies from 3 ' to 8 ' . P1fr o s n s a d h' hW\.s• o t i k t f elan� a e sdnte7 hnefau h osnt eat hyae strn - e . e ik 1' f to lae it mrve e t o a e e e o e . 6Mr. Caspers said that soil borings indicate that the elevation is 677 ' 11 . lctt:l bra fzc c U'i,t,a l3'utt. h2„-n Le,o.::� � ,e,,„A. « � L k (}, , �, ) ,:LK Buffalo Grove Plan Commission g -tit, , ,r,.a ,, -t; rti;;,, Public Hearing -47 u, i Ka ti u; t , ,.-kq r ck_ La January 31 , 1979 AL,14 : . l i n k � k� +�� 1 i �m �c ti1� T,1 1 ���c:,a �n 1- 't. t�-�^ ^- r,.::rt r,`u- cm. j,U.c,,:M1, {`ru LULL�'C7le.� clA- p'��- (l-`'�'u,e h-<:e,1':A- ��2�.�,u-,',t,:-f.:t. 4- i Mr. Nelson said that the property would basically be developed from East to West, approximately in thirds, with the safety elements for the lakes being put in immediately. Mr. LaBrant said that the $250/unit donation would be used at the Park District's discretion for maintenance. He said this donation was suggested to him by the Park District, and he confirmed this in a letter the following day (January 12, 1979) . Commissioner Button questioned the need for areation, and Mr. Caspers replied that they do not know if it will be required, and they do not know what the cost would be . Mr. Nelson said that it is their desire to go with the 66 ' ROW and 32 ' pavement; one reason for this being so that the road does not become a shortcut for Northbound traffic . Commissioner Shields asked what the staff's feeling is regarding the 32 ' pavement width, rather than 35' . Mr. Boysen said that they would like Buffalo Grove and Busch Roads to be broken only with intersections for collector streets. He feels the layout of the development is good in that respect. He feels that Hidden Lake Drive should conform to 35' . Commissioner Davis is concerned about the parking areas in the cul- de-sacs, and asked how they are planning on shading these areas . His main concern is that of children playing in these areas, and not being seen by cars driving in. Mr. LaBrant said that the landscaping would be low profile . Mr. Truesdell said that the Police Department indicated that they would rather have nothing at all than btesamor bushes, mainly because of theft problems. k -Tt it 3m, The Police and Fire Departments feel that the bike path on the southern edge would provide sufficient emergency access. Mr. Delaney stated that the Public Works Department does not like the cul-de-sacs. They have to secure equipment to maintain them. Mr. Kiddle stated that the purpose of the Park District under Chapter 105 of the Statutes shall provide either passive or active recreation for the residents of the district. Mr. O 'Reilly has outlined the feelings of the Park Board concerning their approval of all areas except the lagoon areas . ,1Y At this point in time, the developer has not given conclusivefithat ''ti� these lakes will, in fact, be anything more than detention basins , which is their primary purpose. To have these lagoons be credited for recreation, the following engineering and government standards must be met: 1 . These bodies of water must be constructed and be approved by the Illinois Department of Water Conservation for game fish under Illinois statutes . Buffalo Grove Plan Commission Public Hearing January 31 , 1979 - 5 - 2. These bodies of water must, under Illinois law, be held by a municipal body - the Park District, Village, or other agency. They cannot be privately held. The areation equipment may or may not be required; however clean air and water guidelines in the 1980 's and 1990 's may, in fact, mandate the installation of said equipment. F Commissioner Sheldon asked for an update on the FAUS construction program for Buffalo Grove Road. Mr. Truesdell said that, at the last meeting, no action was taken, but that it was not looked at favorably. The staff will be going back with the proposal again, but he said that the policy is to use FAUS funds to upgrade existing roads, rather than build new roads . Commissioner Sheldon asked if the staff could give any cost factor on the maintenance of the cul-de-sacs. Mr. Truesdell said he did not have those figures with him. He did say that, if the Village main- tains all streets, including the cul-de-sacs, it still has a positive impact on the Village. Mrs. Sheldon stated that the traffic report recommends that street parking be prohibited on both sides of the cul-de-sac streets. Mr. Truesdell said that would be the case, and that the Police Department also agreed with that. Chairman Genrich called the Public Hearing to a close a 8 :55 PM. Respectfully submitted, Janet Sirabian Recording Secretary { APPROVED: Carl Genrich Chairman J' Buffalo Grove Plan Commission Public Hearing January 31 , 1979 SITE INFORMATION : (REVISED JANUARY 22 , 1979) • SITE PLAN DATED: JANUARY 8 , 1979 • ACRES SQ . FT . PERCENT 1 . Area in Busch Road R. O. W. + 2 . 278 + - 99 , 229. 68 . 4 . 53 2. Area in Buffalo Grove Road R. O. W. + 1 . 452 + 63, 249. 12 2 . 89 • 3. Area in 66 Ft . + 60 Ft . R. 0. W: Rds . + 3. 943 + 171 , 757 . 08 7 .84 4. Area in court st. dedication + 2 . 447 + 106 , 591 . 32 4. 86 5. Area in parking ; driveways ; + - • private drives + 3. 902 + 169 , 971 . 12 7 . 75 6. Area in building cover + 8. 067 + 351 , 398 . 52 16. 03 7. Area in municipal site ± 1 . 000 + 43 , 560 . 00 1 . 99 8. Area in lotted open space to be dedicated. + 9. 570 + 416 ,869. 20 19. 01 9. Area in private open space (including recreation center) + 17. 661 + 769 , 313 . 16 35 . 10 Area in Total Site + 50. 320 + 2 , 191 , 939. 20 100. 00% Total Number of Units = 352 Gross Site Density = 7 . 0 D. U. ' s/Ac. (352 D. U. ' s/50. 32 Ac. ) Parking Provided : • Garage = 404 (52- 2 Car/300 - 1 Car) Driveway = 404 Guest = 138 ( incl . 13 rec. parking @ . 39 : 1 ratio) - Total = 946 @ 2 . 69 : 1 ratio (598 req ' d . @ 1 . 7 : 1 ratio ) Lot Area Required : 2 Br . = 1800 Sq . Ft . x 150 = 270, 000 Sq . Ft. 3 Br. = 2100 SA. Ft . x 202 = 424 , 200 Sq . Ft . Total Lot Area Required = 694 , 200 Sq . Ft . . 1972 Sq . Ft . /Unit Avg. Lot Area Provided : 3. 902 Ac : + 8. 067 Ac . + 17 . 661 Ac . = 29. 63 Ac . = 1 , 290, 682. 80 Sq . Ft . = + 3, 667 Sq . Ft ./Unit Avg. Building Cover : Allowed = 35% on Gross site • Floor Area Ratio = F . A. R. (Net Site)* Allowed = 1 . 5 Actual = 14. 06 Ac . 1 29. 63 Ac . _ . 47 *Assuming 9. 57 Ac . in dedicated parks Building Analysis 1st Floor 2nd Floor Bldg. Type Sq . Ft. _ Sq . Ft. Total Sq . Ft . # Bldg . ' s 4 - Unit + 3713 . + 2673 6 , 386 5 6 - Unit + 6518 + 4996 11 , 514 26 8 - Unit + 7425 + 5346 12 , 771 22 • • Bedroom Analysis : • Bld ' q. Type # Bldg. ' s 2 Br . 3 Br. Total ' 4 - Unit (DB) 5 10 10 20 6 - Unit (AEC) 26 52 104 156 8 - Unit (DBDB) 22 88 88 176 53 150 (42.6%) 202 57.4%) 352 (100%) Floor Area per Dwelling: 2 Br. - 650 Sq . Ft . Min. 3 Br. - 800 Sq . Ft. Min. ' Requested Variations : 1 . Main Loop Street — Required = 80 Ft . R. O. W. - 35 Ft . Pvt. • Recommended = 68 Ft . R. O. W. - 35 Ft . Pvt. Proposed = 66 Ft. R. O. W. - 32 Ft . Pvt. 2. Court Dedication - Required = 60 Ft. R. O. W. - 27 Ft. Pavement -- sidewalk both sides of St . Proposed = 27 Ft. Pavement + Dedication - no sidewalks . Required turnaround - 87 Ft . diameter - totally paved . Proposed turnaround - 88 Ft. diameter - 22 Ft. around island - parking in center. Setbacks : Required - 25 Ft. on dedicated streets Proposed - 23 Ft. Garage setback on court street dedications SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION Dearborn/Hidden Lake Levitt/Villas of Buffalo Creek JANUARY 31 , 1979 Chairman Genrich called the meeting to order at 9 :05 PM in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Shields Mrs. Sheldon Mr. Button Mr. Davis Commissioners Absent: Mr. Goldspiel Mr. Kelly Also Present: Mr. Sonny LaBrant, President, Dearborn Development Mr. Philip Cook, Vice President, Dearborn Mr. Walter Caspers , Engineer, Dearborn Mr. Mike Depasquali, Dearborn Mr. Jon Nelson, Architect, Dearborn Mr. Harry Sleek, Levitt/Villas of Buffalo Creek Mr. Bill Sommer, Assistant Village Manager Mr. Greg Boysen, Village Engineer Mr. Stan Crosland, Park District Mr. William Kiddle , Park District Mr. William O 'Reilly, Park District Mr. John Marienthal, Trustee Mr. Bob Bogart, Trustee Mr. Bart Delaney, Planning Coordinator Mr. Jim Truesdell, Staff Planner Mr. Jordan Shifrin, Prospective Commissioner DEARBORN/HIDDEN LAKE Regarding the difference between the 32 ' pavement and the 35 ' pavement on Hidden Lake Drive , Chairman Genrich stated that he feels Mr. Nelson's points are valid. He said it is a minor collector street, as opposed to a major collector. If the developer were to add 3' to the street, it would mean that they would do away with 3 ' of green space . Mr. Genrich thinks the 32 ' pavement is adequate, and is inclined to go along with it the way it is. Mr. Truesdell said that the developer is to put in a full, one-half street the entire length of the development. (+ °JL' tSujM f nA1 -)4 74 To Mr. Nelson asked for an exact definition of a one-half road. Mr. Truesdell said that it would be two 12 ' lanes, or 24' of travel lane, plus curb and gutter, for a total of 28 ' back to back. Chairman Genrich reviewed the minutes of the December 20, 1978 Plan Commission minutes to make sure all requests had been complied with. Buffalo Grove Plan Commission Special Meeting January 31 , 1979 - 2 - Chairman Genrich asked if there were any questions regarding the annexa- tion agreement. There were none. Mr. Cook stated that the condominium declaration will expressly deal with parking. Chairman Genrich asked if the staff had any recommendation on the maintenance contribution useage . Mr. Delaney stated that the money would go directly to the Park District, so the Village would not have any "say" in it. Mr. Sommer stated that perhaps it could be worked into the annexation agreement. He said that they do not have a "comfortable vehicle" for dealing with the donation at this time. The Village will get the land and then transfer it to the Park District, and the same would be done with the monies. Mr. Sommer said that the staff is not discouraging the $250/unit donation; they just have not determined how it is going to be done. Commissioner Sheldon moved that the Plan Commission forward to the Village Board, with approval for annexation and zoning of 50 acres to R-9-PUD 4 to 7. 1 . Municipal Site - the one acre municipal site should be used as a fire substation,building design yet unestablished. The station should front on Busch Road. The substation will be smaller than the present station on Dundee Road. 2. The developer should place money for one-half the design improve- ment in escrow for the Village to draw on as part of the FAUS construction project, the improvement money to cover full cross section improvement of the Eastern one-half portion of Buffalo Grove Road for the full length of the site. 3. The developer shall provide additional green belt sidewalks to be determined by the staff . 4. The Park District donation include Exhibit A, B, C , and D, and to include monetary maintenance donation for lagoon areas A and B to be conveyed to the Village at the time of permit application. 5. The main collector be 32 ' in width. 6. That all streets be dedicated. Commissioner Button seconded the motion. Mr. Button said he feels he would rather have the extra 3 ' pavement width on Hidden Lake Drive ; snow removal is one reason for his feeling. Commissioner Davis thinks Hidden Lake Drive will become a shortcut for traffic, and since the Ordinance calls for 35' width, he feels it should be 35' . Mr. Nelson stated that it was decided in workshops that 27 ' pavement width and 60 ' ROW would be adequate. After further discussions, it was decided that this street would be a collector street. However, he does not feel that it is a collector street in the true sense, Buffalo Grove Plan Commission Special Meeting January 31 , 1979 - 3 - I since it only services this piece of property. It does not have the possibility of extending further. The developer feels that increasing the road size would throw off the scale of the development. Mr. Boysen said he feels that it is definitely a collector street. Chairman Genrich said this is a request for annexation and zoning under the R-9 special use as a PUD range 4 to 7 units per acre. Commissioner Button amended point #5 of the motion to read: 5. The main collector roadway be 35' in width, and right-of-way be 66' , with sidewalk to be in the standard offset from curb. Commissioner Sheldon seconded the amendment. Upon voice vote, the vote was unanimously in favor of the motion. VILLAS OF BUFFALO CREEK Commissioner Button moved that the Commission approve and forward to the Village of Buffalo Grove Plat of Subdivision for Villas of Buffalo Creek, Exhibit #100-45, dated October 11 , 1978, subject to the acquisition of the required gas company easement signatures. Commissioner Sheldon seconded the motion, which was unanimously approved by voice vote. COMMISSION APPOINTMENTS Commissioner Shields moved that, because a possible conflict of interest did not, in fact, occur, and because his contributions to the Plan Commission have been outstanding, Burton E. Harris be appointed Plan Commissioner for a three-year term, thereby filling the position he recently vacated. Commissioner Button seconded the motion, which was unanimously approved by voice vote. Chairman Genrich stated that his feeling is that, if Mr. Harris were to come to the Village with any new developments, he should resign from the Plan Commission. PROSPECTIVE COMMISSIONER Mr. Jordan Shifrin, 65 Wakefield, gave the Commission a brief personal background. Mr. Genrich encouraged Mr. Shifrin to continue to attend Plan Commission meetings. APPOINTMENTS Chairman Genrich recommended to the Commission that Commissioner Shields serve as Vice Chairman of the Commission, and Commissioner Sheldon serve as Secretary of the Commission. Commissioner Davis seconded, and the recommendation was unanimously ratified. Buffalo Grove Plan Commission Special Meeting January 31 , 1979 - 4 - FUTURE AGENDA SCHEDULE It is not certain whether or not there will be a meeting on February 7, 1979. There will be a Public Hearing on the Recreational Vehicle Ordinance, and also on the Setback Ordinance on February 28, 1979. APPROVAL OF MINUTES Commissioner Davis moved that the minutes of the January 17, 1979 Regular Meeting be approved, subject to corrections. Commissioner Sheldon seconded the motion, which was unanimously approved by voice vote. ADJOURNMENT Commissioner Davis moved that the meeting be adjourned. Commissioner Button seconded the motion, which was unanimously approved by voice vote. The meeting was adjourned at 10 :20 PM. Respectfully submitted, Lints Janet Sirabian Recording Secretary APPROVED: Carl Genrich, Chairman Buffalo Grove Plan Commission Special Meeting January 31 , 1979