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1977-11-16 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION The Commons (Friedman) November 16, 1977 Chairman Carl Genrich called the meeting to order at 8:10 P.M. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Commissioner Goldspiel Commissioner Force Commissioner Sheldon Commissioner Capitel Commissioners Absent: Commissioner Harris Commissioner Shields Commissioner Kandel Also Present: Mr. Lou Shassion, Wilmont Homes Mr. Eric Nordmark, Otis and Associates Mr. Stan Crosland, Park District Mr. William Kiddle, Park Board Mr. Robert Bogart, Trustee Mr. John Marienthal, Trustee Mr. Bart Delaney, Planning Coordinator Mr. Tom Fennell, ➢irector of Community Development and Planning Approval of Minutes Commissioner Goldspiel moved to approve the.minutes of November 2 subject to changes or corrections. Commissioner Force seconded the--motion. The following corrections were made: On page 2, second from the last para- graph, change OSCHE to OSHA; in the same paragraph add the following sentence, "He added that he would have experts at the Public Hearing to testify regarding fumes from the gas station." Upon voihe vote the motion carried. Communications Chairman Genrich stated that he had received a call from Mr. Taggart regarding the Arlington Country Club property. Mr. Taggart informed him that this is the last piece of land he can sell and still maintain a golf course, (the land on which Mr. Holzrichter would like to develop). The next step would be to sell the entire golf course. He added that he would be happy to meet with the Plan Commission at any time. Mr. Taggart also sent a letter to Chairman Genrich in this regard. This will be mailed to the Plan Commission when the development appears on the agenda. Plan Commission R.M. 11/16/77 -2- The Commons (Friedman) Chairman Genrich asked Mr. Shassion if they had revised the plan and sent a copy to the Park District as requested at the last meeting with the Plan Commission. Mr. Shassion stated that he sent copies over to Mr. Delaney's office on November 2. Mr. Delaney stated that he was on vacation at the time and the plans were in his office when he got back. At that time (November 10) they were delivered to the Park District. Mr. Crosland stated that because they received these plans too late, the Park Board did not have a chance to review them. On November 14 he sent a memo to supplement previous correspondence on this development. He reviewed this memo with the plan Commission. In this memo he had asked that Mrs. Armstrong's letter to Chairman Genrich remain in effect for this current plan. Also, they asked that an alternate flood control plan be provided and that Mr. Shassion's September 15 letter of intent be revised in accordance with the current plan, especially concerning the footbridge connection to Willow Stream Park. Chairman Genrich asked Mr. Fennell to explain what happens to the basin when it rains. Mr. Nordmark stated that the man who did the engineering on this development had told him that the area in Parcel A would at no time hold one foot of water. The drainage of this parcel would be no problem to the active use of this area. Mr. Fennell stated that the limits shown on the plan indicate the area that will be used for both overland storm water drainage and compensatory storage. The reason the detention basin is so large is because of compensatory storage. The requirement is to show the 100-year storm limit. Normally, they consider the 25-year frequency as the actual area of the detention basin itself. That would be a much smaller area and he would like to have seen this shown on the plan also. The retention/detention area is basically designed to drain and be usable again within 24 hours after a rain. In the average storm it would probably get soggy. Mr. Fennell added that a 100-year storm would be almost 2+ inches of rainfall per hour. Commissioner Goldspiel stated that it would be useful if the contour lines were shown on the plan. Mr. Fennell replied that the banks of the retention/ detention area are a maximum 1 to 4 pitch. It would level off to become very flat. Mr. Bogart informed the Commission that the 1 to 4 was agreed to by the Park District about a year and a half ago. Their first criteria is that the site must be usable for park intent. Mr. Crosland added that the 1 to 4 pitch is as it relates to the side slopes. In response to Chairman Genrich, Mr. Fennell stated that the site would not be usable as a ball field or things of that nature the way it is set up. With an infield, you could not have the possibility of it being covered with water. Chairman Genrich asked if it would be possible to work out an alternative plan so that more of this area could be usable. Mr. Fennell replied that this is something that the developer, his engineer and the Village Engineer would have to work on. Plan Commission R.M. 11/16/77 -3- Mr. Crosland referred to a storm water sewer design mentioned in a letter from Mr. Hooper which he received July 27. In the letter Mr. Hooper indicated that this would not be retaining any water. They would pipe the water underground in a 21" drainage tile to a drainage ditch. Mr. Fennell stated that this would not provide for compensatory storage because of building in a flood plain. Mr. Shassion stated that the point mentioned in Mr. Hooper's letter has not changed. The flood plain has to be accommodated on the site no matter what design they go with on this development. Mr. Crosland stated that the Park District's previous testimony was with regard to a flat area. They felt the entire site would drain by surface flow. They were not apprised of any basins or anything else that would retain or detain water, Mr. Shassion replied that by the eye this would be a relatively flat usable area. This is far less severe in grade than the Bicentennial Park. It is usable for an active park. He added that it was never intended to be a regulation size baseball field. Chairman Genrich stated that he understands the developer's concerns and the Park District concerns. He feels the problem before the Plan Commission is will these two parks be accepted by the Park District or will they be part of a homeowners' Association. He added that he feels the Village and Park District are in a position where they have got to have a planning standard for detention/retention areas so that at the point of plan acceptance the Park District can have a "horseback" feel that it will be a certain way and they will go with it with possible minor changes. Chairman Genrich also mentioned the possibility of further delineating the retention/detention plan, perhaps by treating the 25-year limit differently. Mr. Crosland felt that it would help if the Park District were supplied plans showing contour lines and proposed final elevations. Commissioner Sheldon stated that she is afraid we would be creating something inacceptable to the Park District and it would become the financial responsibility of the Village. The Plan Commission should consider whether this will be acceptable to the Park District. In response to Mr. Crosland, Mr. Shassion stated that they would like the Park District to take over the park sites. However, if the Park District could not take them over, they are prepared to form homeowners' association to maintain them. If a homeowners' association is set up, it does not become feasible unless they take care of the entire thing. This is being built as one total community. Commissioner Sheldon asked how the developer planned on meeting the park donation criteria if the planning or engineering cannot be resolved so this becomes acceptable for recreational purposes. Mr. Shassion replied that they would make a cash contribution. Regarding the homeowners' association concept, Mr. Shassion stated that there is a deed restriction placed on the house ($45 per year per homeowner) as minimum dues which is a first lien on the property. They have the ability to assess homeowners for any extra spending and they would contract with a landscaper to maintain the parks as they see fit. Plan Commission R.M. 11/16/77 -1+- Commissioner Capitel asked if the flood plain area would be finished any differently than it would if this were to be used as a park contribution. Mr. Shassion stated that he did not think so. Mr. Fennell asked if the developer anticipated adding any additional lots if he were to go with a cash donation. Or, would he change any lots2 Mr. Shassion replied that at this time they would like to go with the plan they have presented tonight. He added that they Straightened -out the "S" curve on this revised plan. In response to Commissioner Force, Mr. Shassion stated that in the convenants and restrictions there would be restrictions on rear yard fencing. Mr. Fennell questioned the location of the houses on six of the lots. Mr. Shassion showed how the houses would sit on the lots and where the driveways would be. Commissioner Sheldon questioned the angle of the driveways on the cul-de-sac lot. Mr. Shassion stated that not all houses would be zero lot line. They will have 15' aggregate side' yards. Commissioner Capitel asked if they would be eliminating the easement for bike paths if they go with a homeowners' association. Mr. Shassion replied that they would still maintain a bike path system which would be sniostantially the same as shown on the plan but it would be oriented more toward the internal concept. There would not be a public easement. Mr. Shassion stated that they would like to donate the park and they would hope the Park District would take the land. They are prepared to improve the land by way of fine grading and seeding before turning it over. They will install bike path systems and build a footbridge connecting the parks. However, if this land is not accepted by the Park District there will not be a footbridge. In response to Commissioner Goldspiel, Mr. Nordmark stated that there will be a group of 2 or 3 houses set back and then 2 or 3 will come back to the property line. Mr. Shassion added that they will maintain a 25' setback and 351 as an average on all rear lots. On corner lots only one street will utilize a 25' setback and the other, the 15' side yard line. Commissioner Force made a motion that the Plan Commission recommend that the Village Board approve the rezoning of the Friedman Property (The Commons) from B-3 to R-g PUD P.D. 4-7 Special Use Zoning Category. The Plan Commission recommends that the four documents dated November 1 be approved as the preliminary plan of development (Exhibit #216-7) and they further recommend that the open space parcels A,B,&C of the preliminary plan of development be deeded to a homeowners' association within the development. There should be a cash donation made to the Park District. The approval should be made subject to the following: 1. That the cash donation be used in the area of Willow Stream Park. 2. They have deed restrictions on the use of fences within the development to allow the open space concept to be maintained. Plan Commission R.M. 11/16/77 -5- 3. The bike path system be maintained with the public easement according to Village standards. 4. The Plan Commission suggests that the developer construct bicycle paths according to Village standards. 5. The Plan Commission recommends that the program for constructing Farrington Lane outlined in the Staff memo dated October 11 be adhered to. 6. The developer should add to the site data sheet the heading "Setbacks, 15' distance maintained between all single-family homes," and another heading, "Minimum lot size, 6,000 square feet, 60' _width - single-family." Commissioner Sheldon seconded the motion. Commissioner Goldspiel stated his objection to the motion. He thought it would be important to consider the overall planning in the Village and form an overall planning concept. He went on to state that it is essential to have a diversity of housing types and it would seem to him that this is an ideal part of the Village to have a more dense type of development because of the major intersection. The plea calls for`a number of variances which is something we have been trying to get away from. He does not think it is a desirable plan nor is it the highest and best use of the land in this area. The following vote was taken on the motion: Commissioner Goldspiel no Commissioner Sheldon yes Commissioner Force yes Commissioner Capitel yes The motion carried. Procedures and Park and School Donations Chairman Genrich asked that the Plan Commission review the draft ordinance dated October 24, the letter from Tom Fennell and Chairman Genrich's memo of November 8 regarding the park donation ordinance and if they agree in concept with them, a statement can be sent to the Board. Commissioner Goldspiel made the following recommendations on the ordinance: Page 4, paragraph 2A: In the last paragraph insert "ordinarily" between "not" and "serve". Page 7, Section 10: Commissioner Goldspiel questioned whether the word "undeveloped" should be inserted in line four between "all" and "lands". The Staff will check this with the Village Attorney. Regarding Mr. Fennell's letter, Commissioner Goldspiel felt that rather than say there should not be any changes in a plan, it should say that if Plan Commission R.M. 11/16/77 -6- there are changes, the plan will have to be recycled through the different agencies again for evaluation. The Plan Commission was in general agreement with these documents and a statement will be sent to the Village Board. Andon Development The Plan Commissioner reviewed with Mr. Fennell the original plan for this area and the proposed plan. The developer would like to know if the Plan Commission is amenable to R-5 zoning. No commitment was made and the developer will appear before the Plan Commission on November 30. Vice-Chairman and Secretary Appointments Chairman Genrich appointed Commissioner Harris as Vice-Chairman and Commissioner Shields as Secretary of the Plan Commission. He asked that Commissioner Sheldon take Commissioner Harris' place as BZA liaison due to a conflict in Commissioner Harris' schedule which prevents him from attending the BZA meetings. Adjournment The motion was made and seconded to adjourn. The meeting adjourned at 11:35 P.M. Respectfully submitted, L da Isonhart Recording Secretary APPROVED: Carl Genrich, Chairman 1 Li