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1977-11-30 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Lexington Hills November 30, 1977 Chairman Carl Genrich called the meeting to order at 8:10 P.M. in the Li Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Harris Mr. Goldspiel Mrs. Force Mrs. Sheldon Mr. Capitel Commissioners Absent: Mr. Shields Mr. Kandel Also Present: Mr. Ed Levin, Attorney Mr. Ronald Benach, Lexington Development Corp. Mr. Peter Bianchini, Lexington Development Corp. Mr. Bruce Johnston, Johnston and Associates Mr. Rick Piggott Engineer Mr. Stan Crosland, Park District Mr. Robert Bogart, Trustee Mr. John Marienthal, Trustee Mr. Bart Delaney, Planning Coordinator Chairman Genrich read the Notice of Public Hearing published in the Buffalo Grove Daily Herald on November 9, 1977. Mr. Levin introduced Mr. Peter Bianchini, Mr. Bruce Johnston and Mr. Rick Piggott and Chairman Genrich swore them in as witnesses. Mr. Levin stated that he was representing Lexington Development Corporation, the applicant for annexation and zoning. Mr. Levin went on to state that the property is presently unincorporated and zoned UR-2 in Lake County. They have worked with the Village Staff in preparing a draft annexation agreement and a proposal for the property to be zoned R-7 within the Village. They have also prepared a preliminary Li plat showing the proposed subdivision development. He asked Mr. Johnston to present the proposed development. Mr. Johnston presented an aerial photograph of the subject site. The property is 20.81 acres and is adjacent on the west to Route 83, on the east is Weiland Road, the north property line is the alignment of Pauline Avenue, and the south property line abuts several different ownerships. The Plan Commission P.H. Lexington 11/30/77 -2- surrounding properties are agricultural and UR-2 (residential use in the county). They are petitioning the Village for R-7 which is consistent with the Master Plan and the development trend in this part of the Village. Mr. Johnston added that there is one bike path affecting the subject property. It is the proposed north-south path which comes from Lake Cook Road and ties into a dedicated bike path system in the Zale development. Mr. Johnston presented the plan of development, #128-7. He stated that they propose to construct and dedicate j the right-of-way of Pauline Avenue from Weiland Road to Route 83. It is from this road that they gain access to the linear piece of property. They are proposing to construct duplex units. The plan depicts 55 lots, each of which would contain a duplex, two-unit building. All units are fed off of Pauline. There is a cul-de-sac system to the south into the two small neighborhood areas. They have provided a potential street connection to the south in the event that property should be developed. There is no proposal at this stage for development of this property. A -bike path connection (north-south) is being provided which enables any of the parcels to the south to tie into this and connect with the park areas to the north in the Zale property. Regarding the detention area, Mr. Johnston stated that this is located to the north in the approximate low-point of the site. He also gave the following statistics on the plan: total site, 20.81 acres; area in Weiland Road, .38 acres; area in Pauline, 2.13 acres; area in minor roads, 3.45 acres; area in park/detention, .87 acre; area in bike path, .20; total open space, 1.07 acre; area in lots, 13.78 acres; gross density, 5.28 acres; minimum lot is 82x110 or 9,020 square feet; the average lot is 10,913 square feet. They are asking for one variation to the subdivision ordinance. This is required to make the plan work. It is a side yard variation on lots 1 and 6 in block 4. The ordinance required a 251 setback and they are asking for a variation of 10'. Mr. Johnston stated that the site has no major natural features. It slopes generally to the north and east but is quite flat. The drainage would be piped into the detention area. In most storms water would back into it. The exit point is north and then into the Aptakisic Creek system. There are no trees of note on the site. At this point in the meeting Mr. Benach arrived and at Mr. Levin's request Chairman Genrich swore him in as a witness. Mr. Crosland reported that the Park District stands by its letter of November 23 which indicates that a presentation of the plan was made to the Park Board and they wish to recognize Mr. Fennell's letter of recommendation concerning the basin. The concept has changed somewhat since that time but the change was not that great and they still rely on this letter. Chairman Genrich reported that the Plan Commission received a letter from District 102, a staff report from the Lake County Regional Planning Staff and a report from the Lake County Soil and Water Conservation District. Plan Commission P.H. Lexington 11/30/77 -3- Mr. Delaney reported that the Police and Fire Departments found nothing wrong with the plan. The Fire Department has asked that when the fire hydrants are laid out they be placed at 150' intervals. Chairman Genrich asked that the record show that a letter had been received from School District alluding to the fact that according to the procedures set for the developers to adhere to, the builders' donation would be $187 per unit. The school district states that they are against this development because they feel they should have a donation of $904 to put them in good shape in terms of this project. Mr. Benach stated that they had met with Mr. Roggendorf. During previous discussions with the Plan Commission the formula has been discussed and they have followed this formula. In essence, they are following the guidelines of the Village. If there is some future consideration to changing the guidelines, that is something that future developers should consider. Commissioner Sheldon asked for an explanation of the drainage system. Mr. Piggot stated that there is a ridge line running north-south on the west side of the property. The area west of this drains to the west. The rest drains basically east. There is an existing 24" Lake County sewer along Weiland Road. They have discussed the possibility of hooking into this storm sewer with Lake County and they have indicated that the developer could tie directly into this. They would be lowering the detention area and draining it by storm sewer into the Lake County system with the proper restrictions per the flood plain detention requirements. The area on the west portion of the property would drain overland and by storm sewer drain into a holding area in the back portion of lot #1 and then drain directly into the ditch on Route 83. Commissioner Sheldon was concerned about the number of curb cuts on Pauline. She asked what the buffer along Pauline between the buildings and the road would be. Mr. Johnston stated that the buffer is the right-of-way plus the 25' setback on the lot. He added that in a nomral development layout there would be more intersections closer together than there is in this plan. They also tried to front the units directly on Pauline but there was only one lot eliminated and it also created more of a traffic problem. Commissioner Capitel asked what kind of slope there would be in the detention area. Mr. Piggot replied that it would be 5 to 1 on the sides and 1% on the bottom. He added that there are three points of entrance and discharge on the site. Commissioner Capitel asked how far the bottom of the basin would be from lot level. Mr. Piggot stated that 33-' would be the average depth. There would be a storm sewer running along the right-of-way which would back up into the detention basin. In normal storms there would be no water at all. With higher intensity storms the water would back up and then drain out again through the points of entrance. In response to Commissioner Force, Mr. Piggot stated that the storm sewer pipe would have a concrete head wall and would be landscaped to prevent erosion around the pipe. In response to Commissioner Force, Mr. Benach stated that the uriLts would have basements and he sees no problem with this in relation to the drainage. Commissioner Force felt the landscaping of the 25' setback on Pauline should be considered by the developer. Mr. Levin stated that the building and Plan Commission P.H. Lexington 11/50/77 -4- landscaping plans would have to conform to the Village ordinances according to the annexation agreement. Commissioner Goldspiel stated that according to the Lake County Water and Soil District, there would be severe limitations on buildings with basements on 68% of the lots. He asked how the developer would deal with the water table within 1' of the surface. Mr. Benach replied that the purpose of creating a storm water detention system is to remove from the general site any water that would tend to accumulate on the site. Once the detention area is developed, they do not see this as a problem. Commissioner Goldspiel stated that he felt this is a good use for the site in that we want a relatively dense development in this area. He feels there are two ordinance problems in this plan. One is that the ordinance says there will be no f streets and the other is the side yard variation. The ordinance says we cannot vary more than 1/3. Mr. Levin stated that this is not an ordinary side yard. It is a reverse corner lot and is at a point where it is a minor street. It is a matter of what makes sense for the development. Commissioner Goldspiel was concerned about the proposal that drainage for the western of the portion be in someone's back yard on a drainage easement. Mr. Piggot stated that there are only a couple of acres draining toward Route 83. The requirements of ,ake County State Highway Department are such that the developer cannot take water that goes to Route 83 and put it into a Lake County system. Lot #1 is large enough that if there is a storm water easement in back it will still be a larger than minimum lot size lot. This particular pond when full would be lj" deep (during a heavy rainfall). Commissioner Goldspiel was also concerned about the letter from School District 102. Mr. Benach stated that he cannot contest the figures presented by them because he does not know what the letter says. However, from the beginning he has agreed to comply with Resolution 72-35 which is presently the formula in existence in this community and has been applied to all developments. Mr. Delaney presented the Conceptual Sketch prepared by the Lake County Regional Plan Commission. He stated that they were concerned about the number of access points onto Pauline. The Village Staff looked at the sketch and when they tried to apply it to the ordinance, the streets did not meet the right-of-way requirements, they could not get significantly shaped lots and there would be a drastic reduction in the number of units. Commissioner Harris requested the bedroom mix be put in the annexation agreement. Mr. Levin stated that the annexation agreement will specify a maximum of three bedrooms per unit. Commissioner Harris felt that the proposal of having the retention on a lot in private ownership was totally unacceptable. He was also concerned about the number of curb cuts on Pauline because it is a major collector and this development would be adjacent to the proposed town center. Also, he does not consider a duplex development as being a high-density kind of project. By putting in higher density, you would be solving some problems; mainly,the school district problem. Plan Commission P.H. Lexington 11/30/77 -5- In response to Commissioner Harris' comment on the retention area on the west side of the site, Mr. Benach stated that one alternative would be to deed a small outlot to the Village and handle the drainage on it. With regard to the density question, he cannot understand how a parcel this size could have such an impact on the school district to force the developer to change his marketing concept. Regarding the configuration of the streets, they are dealing with a problem site. It is a very difficult site to plan. Pauline Avenue forces them to achieve whatever density they can get on the site by going with a loop system. L, Mr. Peter Schuetz, Box 68A, Weiland Road, was concerned about the right-of-way along Weiland Road. Mr. Delaney stated that it is 80' on both Weiland and Pauline. Mr. Lee Leikam, Route 1, Box 92, Prairie View, questioned which way the water draining into the ditch on Rt. 83 would flow. He also questioned the Iocation of the connector street on the south side of the property. He suggested that the street be moved so that it would be on one owner's property. In response to Commissioner Sheldon, Mr. Benach stated that it is contemplated that the Park District will Maintain the retention basin. Mr. Crosland added that they can maintain a 5 to 1 slope. Also, the cash donation and title of land is something their attorney will have to discuss with Mr. Levin. The Public Hearing closed at 9:35 P.M. Respectfully submitted, i da Isonhart Recording Secretary APPROVED: Carl Genrich, Chairman `./ SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION Green Knolls Units III and IV, Lexington Hills, Andon/Hawthorn November 30, 19?7 Chairman Genrich called the Special Meeting to order at 9:55 P.M. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Harris Mr. Goldspiel Mrs. Force Mrs. Sheldon Mr. Capitel` Commissioners Absent: Mr. Shields Mr. Kandel Also Present: Mr. Raymond Green, Developer Mr. David Addis, Attorney, Green Knolls Mr. Robert Cowhey, Engineer, Green Knolls Mr. Ed Levin, Attorney, Lexington Hills Mr. Ronald Benach, Lexington Development Corp. Mr. Peter Bianchini, Lexington Development Corp. Mr. Bruce Johnston, Planner, Lexington Hills Mr. Rick Piggott Engineer, Lexington Hills Mr. Jerry DeGrazia, Anden Corporation Mr. James Mikes, Attorney, Anden/Hawthorn Mr. Stan Crosland, Park District Mr. Robert Bogart, Trustee Mr. John Marienthal, Trustee Mr. Bart Delaney, Planning Coordinator Mr. Tom Fennell, Director of Community Development and Planning Green Knolls Units III and IV After reviewing the plats, Commissioner Goldspiel stated that the outlots are not listed as dedicated. Mr. Addis stated that this is an error and will be corrected. He added that except for minor changes which have already been pointed out, the plat is identical to what the Plan Commission saw when they gave preliminary approval. It is also identical to the one attached to the annexation agreement. In response to Commissioner Goldspiel, Mr. Delaney stated that he checked the list of street names with Wheeling Post Office. Commissioner Goldspiel stated that the last time the developer was before the Plan Commission there was a question as to whether some lots would be Plan Commission S.M. 11/30/77 -2- lost in Unit III because of the detention. Mr. Cowhey stated that they have proposed conveying the water for both of the areas to a pipe over to another tributary area, thereby relieving those areas of detention. They have basically made a slight change in the drainage pattern. Mr. Fennell added that there has been approval of this. Commissioner Goldspiel stated that he is still concerned about the lots on Buffalo Grove Road being shorter than they were on the previous plan. Regarding the street connection to the Carley Development, Mr. Addis stated that as of a week ago they submitted a contract to Mr. Carley. Mr. Mikes also `,/ stated that the matter has been resolved. Explaining what will be taking place, Mr. Addis stated that they will convey to Mr. Carley title to lots 196 (except for the easterly 221 ), 197 and 198. This would entitle Mr. Carley to this land plus his own and he will reconfigurate and dedicate the street where #196 is and turn #197 and #198 around facing the street. Commissioner Harris moved that the Plan Commission recommend to the Village Board the approval of the final plat of subdivision for Green Knolls Units III #2 - and IV # 2 -8) subject to the notation of dedication of the ( 377) ( 37 3 outlots. Commissioner Force seconded the motion. Commissioner Force wondered if there was some way to insure that lots 196-198 would be used for the access. Mr. Mikes stated that the exhibit attached to the Carley annexation agreement depicts this. The following vote was taken on the otion: Commissioner Harris yes Commissioner Sheldon yes Commissioner Goldspiel abstain Commissioner Capitel yes Commissioner Force yes The motion carried. Lexington Hills Commissioner Goldspiel stated that there are three problems which should be resolved before a motion can be made on this development: 1. The side lot problem 2. The half-street problem 3. The western detention area Mr. Benach stated that the cost of improving the other half of Pauline would be prohibitive. Regarding the small detention area, they are dealing with a very minute portion of the site. It is impractical to get a separate detention area for that little area. He believes this can be worked out with the Village Engineer. With regard to the variation on the two lots, if it is necessary to exclude the variation they they would probably end up losing a lot. Mr. Fennell stated that as long as he has been with the Village it has been the policy of the Board that there will be no 2jalf streets. Regarding the Plan Commission S.M. 11/30/77 -3- detention, it is the policy of the engineering department that there will be no detention of storm water on private property. If no agreement can be made with the engineer, lot #1 would be considered an unbuildable lot. The idea of an outlot attached to an existing lot may or may not be acceptable. This can be worked out with the engineer and Board. Commissioner Goldspiel stated that he was concerned about the statement raised in the Public Hearing by Mr. Leikam regarding the placement of the street connection. He feels this is something that could be looked into. Commissioner Force stated that she would like to have a tax impact study. Mr. Levin replied that had he known, they would have provided it. Commissioner Harris expressed his concern over the large number of access points to Pauline. Commissioner Harris felt the annexation agreement should be reviewed and some changes made. He stated that he had not received a copy of it before tonight's meeting although Mr. Levin had stated earlier that they had prepared a draft. Mr. Delaney replied that this was distributed to the Plan Commission members on September 23. The changes requested by Commissioner Harris were: 1. A sentence should be added stating that the developer agreed to annexation to the park and library districts. 2. Delete the statement that there will be no increase in fees. 3. It should state that there will be no more than three bedrooms. Mr. Levin and Mr. Benach agreed to all of the above. In response to Chairman Genrich, Mr. Fennell stated that they would bSf-set the center of Pauline and build a 20' or 21' wide pavement. Chairman Genrich suggested that the Board be urged to resolve with the Park District the question of the less than one acre retention area, if the Park District is getting a cash donation from the developer. Regarding School District 102, Chairman Genrich stated that they do have a problem, however, they cannot all be solved by the Plan Commission in one night. Commissioner Goldspiel made a motion that the Plan Commission recommend to the Village Board the approval of the preliminary plan of Lexington Hills Subdivision (#128-?) subject to the detention area on the west being deeded out as an outlot to the Village and be maintained by the landowners and that they reduce the number of lots in block 4 so the Village requirements regarding front yards can be met. Also, this approval should be contingent upon finding some way of completing Pauline Avenue to a full right-of-way. Commissioner Force seconded the motion. Commissioner Sheldon stated that this is the first development of this type in this area so it will be setting a precedent. For this reason, Plan Commission S.M. 11/30/77 -4- it must be considered very carefully. She is not sure that this is the type of multiple family development best suited to that piece of property. The following vote was taken on the motion: Commissioner Harris no Commissioner Sheldon no Commissioner Goldspiel yes Commissioner Capitel no Commissioner Force yes The motion did not carry. Commissioner Harris stated that he is looking forsomething more dense that would provide a plus tax impact on the school district. Commissioner Capitel stated that Pauline is going to be a very major street and he is concerned about the concept of the town center. Also, he would like to see a higher density situation with the elimination of a lot of the street openings. He, too, is concerned about the impact on the school district. Anden/Hawthorn Mr. Mikes stated that Anden Corporation is making a request to amend the planned unit development adopted in April 1973. This would only be for a portion of the original development, and would be for a single family development. The portion they are talking about is on the east side of Horatio. The annexation agreement which was adopted in April of 1973 has a five-year term. At the end of the five years, April of 1978, it would revert back to R-8 and they are anticipating developing under that. Mr. DeGrazia reviewed the plan. The property is approximately 50 acres with Pauline on the north, Horatio on the west, Lake Cook to the south and the railroad and light industry on the east. There is a 10-acre school site across Horatio. Mr. DeGrazia distributed a cost revenue report and reviewed this with the Plan Commission. He stated that he has talked with Mr. Roggendorf and will meet the resolution requirements. Mr. DeGrazia stated that they believe single-family use is in concert with what has been happening on the remainder of the site. They will be tying in with the park. The annexation provided for all donations on the parks. Regarding the detention, it is already in. Centex put it in and it is large enough for the Anden site also. However, there will have to be sone improvements made on it. There will also be a detention area on the east side of the property. The lot sizes are 7200 square feet and there are 185 single-family lots on the site. They were somewhat constrained in the configuration of the land plan because Horatio is completed. There is a green space between their property and Lake Cook Road which they would be willing to landscape as a buffer for Lake Cook Road and the residential. Commissioner Harris reviewed the cost revenue report and stated that there is a tax plus with multi-family as compared with the single-family. He feels this should be developed multi-family. It is a good transition to the Y industrial. Plan Commission S.M. 11/30/?7 -5- Mr. DeGrazia stated that there are other things involved than a tax impact study. They have the permitted use to build single-family here as of April and they are asking for a plan change. Commissioner Goldspiel stated that he does not feel single-family is the appropriate thing for Lake Cook Road. Commissioner Harris stated that he would like to see the developer put in some of the multi-family features of R-8. Commissioner Capitel stated that he would not be adverse to R-5 but would tend to favor higher density type of development. Mr. Crosland stated that on February 7, 1974, the President of the Park District wrote a letter to the Village Manager, Mr. Armstrong, stating that the 10 acre donation (5 to Centex and 5 to The Richards Group) met the resolution. He would like to know how this was arrived at before he can adequately respond to this plan. He has not seen the annexation agreement or plan for this development and requested that these two items be sent to him. In response to Commissioner Harris, Mr. DeGrazia stated that he would meet the requirements of Resolution 72-35 for the school. They would also be willing to provide the retention/detention as park area and would grade and seed it and provide a low-flow bypass. The Plan Commission will meet again with this developer on December 7. Adjournment The meeting adjourned at 12:25 P.M. Respectfully submitted, Li da Isonhart APPROVED: Recording Secretary Carl Genrich, Chairman ADDENDUM TO SPECIAL MEETING MINUTES ON ANDEN OF NOVEMBER 30, 1977 1. The developer was generally put on notice by the Plan Commission that that Plan Commission desired a higher density (and lower school economic impact) than the suggested plan affords and urged the developer to strongly consider alternative plan concepts. 2. The Plan Commission agreed to meet again for a workshop meeting the night of December 7. 3. Mr. Mikes agreed to clarify in a letter to Bill Balling by early next week the exact nature of the zoning and/or plan change request his client is making of the Village. 4. Prior to the next meeting, Genrich will try to obtain from the Village Attorney a letter summarizing the Village's position regarding the Hawthorn annexation agreement, especially the meaning of the clause alluding to reverting to R-8. Also, if this does in fact revert, what are the developer's obligations under the 72-35 resolution relating to school and park contributions. 5. Linda and Bart will provide the Park District with a copy of the original annexation agreement and a print of the original Hawthorn plan as approved. (Convey with letter, copy to Genrich) 6. Bart will investigate the files and consult with Bill Balling to see if there is any identifiable rationale for the basis of the original agreed upon park satisfaction in this agreement. (Convey in letter to Crosland, copy to Genrich.) 7. The developer should be advised that the Plan Commission appreciated the economic impact provided. As it is revised, however, it should be more specific relative to the school economic impact. 8. Prior to the next meeting a copy of the original annexation agreement will be provided to the Plan Commission members. 9. Bart should supply the preliminary plan concept that we have at this point to both the Lake County Regional Plan Commission staff and the Soil Conservation Service and ask if they can make their recommendation by around the first of the year. (As we move into this new workshop format, we will have to get these comments which are often of a broad planning nature introduced into our process earlier. For example, we really received the comments on the Lexington project too late to make any changes, if changes were desirable.) CgV Carl Genrich CG:li