Loading...
1977-09-07 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Heritage Place, Friedman September 7 , 1977 Chairman Genrich called the meeting to order at 8:20 P.M. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Shields Mr. Goldspiel Mr. Kandel Mrs. Sheldon Commissioners Absent: Mr. Harris Mrs. Force Mr. Capitel Also Present: Mr. William Lyman, Hemphill Mr. Lou Shassian, Wilmot Homes, Inc. Mr. William Kiddie, Park Board Mr. Bart Delaney, Planning Coordinator Mr. Thomas Fennell, Director of Community Development and Planning Mr. William Sommer , Administrative Assistant Approval of Minutes Commissioner Kandel moved to approve the minutes of July 27. Commissioner Sheldon seconded the motion and upon voice vote the motion carried. Commissioner Goldspiel abstained. Commissioner Shields moved to approve the minutes of August 10 subject to changes or corrections. Commissioner Sheldon seconded the motion. On page three in the middle of the page, change "Commissioner Shields seconded the motion " to "Commissioner Capitel seconded the motion...." Upon voice vote the motion carried. Commissioners Goldspiel and Kandel abstained. Because the minutes of August 17 were Workshop Meeting minutes, they did not need to be approved. Communications Chairman Genrich stated that a letter from the Park District had been received dated September 6. He reported that he will turn this letter over to Commissioner Force,the Plan Commission's liaison with the Park District and report back to Mr. Kiddie. Plan Commission R.M. 9/7/77 -2- Heritage Place Commissioner Kandel reviewed the plat and informed the Commission that it complies with all items in the Subdivision Regulations. However, there is a question on the method of presenting the Final Plat without some form of building or property delineation. He moved that the Plan Commission approve the Final Plat of Heritage Place Unit 3 subject to the Village Attorney's interpretation of what the Final Plat should consist of regarding lots and delineations. Commissioner Sheldon seconded the motion. Chairman Genrich stated that in the past the lot line delineations have been shown so we know where the housing will fall. The developer has informed him that because of the method he has chosen to deed out the properties, it is not possible to show buildings on the plat. Commissioner Goldspiel stated that as he understands it the whole purpose of the Subdivision Regulations is to determine where the lot lines separating different ownerships fall. Mr. Lyman stated that all that will be deeded out is the building itself. They cannot spot the building until they come into the Building Department with an engineering drawing. After the foundations are poured they can get a survey to show where it is spotted. Commissioner Goldspiel felt that it was necessary for the developer to show ownership lines on the plat. Mr. Lyman stated that they cannot say for sure yet how many units they will have. If they can't get the plat approved in this manner, they will have to come back for each unit they place. If the concept meets with the Plan Commission's approval, they don't mind coming in and getting individual plat approvals. Commissioner Kandel said that then he could not say this is the Final Plat. Chairman Genrich asked Mr. Lyman if he would be willing to come in with a plat showing the first two buildings. Mr. Lyman replied that he would subject to his legal counsel's opinion. Commissioner Goldspiel questioned the 22' right-of-way width and the 23' building setback line. Commissioner Kandel read a letter dated August 22 from Mr. Seaberg stating that this is the same plat of sub- division that was approved by the Board. Commissioner Goldspiel asked to see the documentation where these two items were approved. Commissioner Kandel asked for a legal opinion on the Final Plat. It was decided that' tie developer would come back in with Phase I and Lel Commissioner Kandel and Mr. Fennell will set up a meeting with both William and Richard Raysa and alert the rest of the Commission as to when the meeting will be held. Also, Commissioner Goldspiel asked for documentation showing the approval of the 22' right-of-way and the 23' building setback line. Phase I will show just the first two buildings. Plan Commission R.M. 9/7/77 _3_ Friedman - The Commons Mr. Shassian showed a revised plan and the plan presented at the meeting of August 17 stating that the only change was that they have eliminated the middle commons and enlarged the southwest park area as the Park District requested. They lost two lots but the acreage in the park area is the same. Mr. Kiddie felt the most important question raised at the August 17th meeting was that of maintaining the small common areas. The Park District feels they would be maintaining the residents' front yards. He asked what the plans are for donation or disposition of this land. Mr. Shassian replied that the plan is for the Park District to take it over. At the last meeting it was felt that this could be "front yards" but it is all usable and public land. Mr. Kiddie stated that there are two Village Park guidelines he wanted to point out: 1. Any donation should be placed in writing and presented to the Park District 7 days prior to a Plan Commission Public Hearing. 2. In a plan of this magnitude it would be required that the developer go before the Park Board for the purpose of discussion and subsequent approval of the plan. Mr. Shassian stated that Mr. Otis had set with Mr. Crosland on August 3. Mr. Kiddie replied that the Park Board would like to have a presentation of this plan prior to the Public He aring. After er a short dis cussion, it was decided that theywould hold a Special for' the u P Meeting purpose of P P discussing this plan on September 15. Mr. Kiddie requested that Mr. Otis attend this meeting. Mr. Kiddie listed the things theywere requesting prior to the meeting: 1. A copy of the revised plan. 2. A letter in advance of the meeting telling exactly what the donation to the Park District would be (cash and/or real estate). 3. The developer should provide a mode of access from Willow Stream Park in the form of some type of bridge which would make it possible for public vehicles to move onto public use land. Mr, Shassian stated that they have agreed to a footbridge. In response to Mr. Kiddie, he stated that this would not carry vehicles. Commissioner Kandel stated that the major item of concern at the last meeting with this developer was the ability of the Park District to maintain two separate parcels. However, he feels this is something unique. -- The traffic flow, etc. , could be worked out with the Engineering Department. Plan Commission R.M. 9/7/77 -4- Commissioner Goldspiel questioned the ballfield and the resulting traffic and need for parking. Mr. Shassian replied that they are not recommending ballfields. It is only a size delineation. Commissioner Goldspiel asked if the area is or is not a field on which children will play baseball. Mr. Shassian replied that it is not. The ballfield is schematic. Commissioner Goldspiel expressed his concern over the 15' width of the bike paths. The Village has kept the minimum width considerably wider than 15'. Commissioner Goldspiel asked what the minimum lot size is. Mr. Shassian replied that it is 60x90. In response to Commissioner Goldspiel, Mr. Shassian replied that there will be 15' between houses and there are maintenance easements. Commissioner Goldspiel asked why they are using zero lot line. Mr. Shassian replied that this would give the residents a more usable lot. Commissioner Goldspiel stated that he does not like the idea expressed in the plan. The developer seems to be crowding out the side yard and putting the house on the street. He does not see the open space provided as a plus that would outweigh the minuses. In response to Commissioner Sheldon, Mr. Shassian stated that they are requesting a PUD zoning. Commissioner Goldspiel stated that he is concerned about the right angle turns onto 27' width streets. Mr. Delaney stated that accordingche minutes of the February meeting on this development the Plan Commission conceptually approved the one-way streets. Mr. Shassian agreed to Mr. Kiddie's request that he finish grade and seed all the properties donated. In response to Chairman Genrich, Mr. Delaney stated that the long cul-de-sac conforms to the Subdivision Regulations. Mr. Fennell stated that if the actual zoning requested is a PUD, there are several things that have to be available to the Plan Commission prior to the Public Hearing, one of which is a traffic survey. They will work this out in a meeting. In summary, Chairman Genrich asked for the following prior to the Public Hearing: 1. A plan showing the actual lot dimensions and setback lines and the limitations of the detention areas. 2. Mr. Fennell will meet with the developer relative to any additional information requirements that are needed for PUD zoning consideration. Plan Commission R.M. 9/7/77 -5- 3. The Staff will look into the question about the width of the bike paths and any major problems if it is 15' . 4. The Staff (especially Public Works) was asked to look at the "S" curve on the new plan and see if it is a problem with them or the Fire Department and incorporate this into the Staff Report which should be ready a week from th today. They should also check into the question of what happens to the construction of Farrington Lane and how it will be effectuated eventually. (Include this in the report also). 5. The Staff will see if there is an original. annexation agreement for this property and, if so, send it to the Plan Commission with the agenda. 6. Mr. Fennell and Mr. Delaney will show how this development fits in with what is planned around it in terms of park land bnd adjacent development. Reverse Corner Lots= Mr. Roger Chinn Chairman Genrich stated that a committee has been formed for the purpose of looking at the reverse corner lot problem. The chairman of this committee is not present this evening. He was not aware Mr. Chinn's problem had been referred to the Plan Commission. Chairman Genrich asked Mr. Chinn to explain his problem to the Commission. Mr. Chinn stated that because of the size of his lot there is only one place he can have his pool. He would like to put a reverse stockade fence around his property, including the pool area, however this cannot be done unless the amendment to the ordinance for reverse corner lots is passed. Chairman Genrich stated that the Staff is of the opinion that some amendment ; to the zoning ordinance might be in order to resolve this and similar problems. Mr. Chinn's problem will be referred to the reverse corner lot committee and they will be asked to notify Mr. Chinn when they have reached a solution to the problem. CarleyDevelopment opment A Public Hearing on this development has been schedul ed for September 21. Chairman Genrich asked that the developer be notified of the possibility that this may have to be delayed for a week du6the possibility that there may not be a quorum present that evening vening because of the religious gious Lake County Housing Plan Commissioner Shields distributed copies of a statement which he recommended be presented with the delineations as noted on it. Commissioner Goldspiel stated that he does not think the statement addresses the problem in the plan very sensibly. He does not like their plan. Plan Commission R.M. 9/7/77 j -6- He feels the major question is do we really want Lake County doing the development control for all of the municipalities in Lake County? It does not seem that they have the capability. He also feels that you should plan low-income housing as carefully as you plan traditional single-family housing. Chairman Genrich asked Mr. Sommer to explain what the timetable is and what Lake County is intending to do. Mr. Sommer stated that the Lake County Housing Plan has been referred by the Village Board to the Plan Commission for a recommendation in the determination of where the Village stands. There will be a Public Hearing on September 22 at the Adiai Stevenson High School. They are now starting the Public Hearing process which means it will not be in front of the full Board until late October or early November. Commissioner Kandel stated that he would agree that we should not be allowing Lake County to do our planning for us. Chairman Genrich stated that it did not seem to him that they are making specific proposals for each of the communities. He asked Commissioner Goldspiel what key points he would like to make in a statement to the Board. Commissioner Goldspiel stated that instead of taking a "we will do the planning" approach, Lake County should present voluntary recommended guidelines to the communities and let the communities take the guidelines and decide Whether to incorporate them into their own comprehensive plan. Just allowing development of low-income housing through subsidization of private builders does not give a community enough control to make sure that there is a proper quality of life there. Chairman Genrich asked Commissioner Goldspiel to draft a statement and the rest of the Commission will review it at the next meeting. Indian Trails Library District Chairman Genrich stated that this goes to referendum on October 22 and he wondered if the Commission would like them to come in and make a presentation. It was the general opinion of the Commission that this was not necessary. Swanson-Scholz Chairman Genrich asked for the Commission's opinion on whether the best use for this area is high or low-density. They agreed that it is high- dew single-family and they would tend to favor the approved plan as opposed to a new sin e gl -family plan. Adjournment Commissioner Kandel moved to adjourn and the motion was seconded. The meeting adjourned at 11;00 P.M. Respectfully s witted APPROVED: (: C --rej ./y4,1;-' Y ,)?,411.21- I � J Carl Genrich, Chairman sonhart Recording Secretary Plan Commission R.M. 9/7/77 I i I I i I i i i I I