1977-05-18 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Ridgewood
May 18, 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
Mr. Harris
Mr. Shields
Mr. Goldspiel
Mr. Kandel
Mrs. Force
Also Present: Mr. Robert Fogarty, Centex
Mr. Tim Thom, Centex
Mr. Try Capitel, Prospective Member
Mr. Richard Starr, Prospective Member
Mr. Bart Delaney, Engineering Aide
Howard Mendenhall resigned from the Plan Commission. He has been
appointed to the Board of Trustees.
Seven-Eleven
Mr. Delaney stated that a representative from Seven-Eleven told Mr. Balling they
are no longer interested in developing the property at Lake-Cook Road
and Arlington Heights Road so they will not be on tonight's agenda as
originally scheduled.
Approval of Minutes
Commissioner Goldspiel moved to approve the minutes of April 27 subject
to changes and corrections. Commissioner Kandel , econded the motion.
The following corrections were made: On page 3-;;8Pparagraph should state,
"There was discussion concerning whether travel should be on both the
old and new portion of the road or just on the new portion and if on the
new portion, how would traffic be prevented from traveling on the old
chip and seal portion." On Page 4, paragraph 2, add "on the west side
of Arlington Heights Road" between "sidewalk" and "from" in lines 4 and
5. The motion carried that the minutes be approved.
Commissioner Kandel moved to approve the minutes of the Public Hearing
on the Residential Zoning Ordinance subject to changes or corrections.
Commissioner Harris seconded the motion. The following corrections
were made: On page 1, at the end of the second paragraph delete the
period and add, "....if the Annexation Agreement for a particular piece
of property so stated for the term of that Annexation Agreement." On
page 1, between the first and second sentence add, "In answer to a
question from Commissioner Goldspiel, Mr. Frank stated that the houses
he was referring to were 900 square feet and the average new house
being built today on these same size lots is 1800 square feet." Upon
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vote the motion carried that the minutes be approved.
Commissioner Kandel moved to approve the minutes of the May 4 Public Hearing
on the B-5 Business District. Commissioner Force secondea the motion.
There were no changes or corrections and upon voice vote the motion
carried.
Commissioner Goldspiel moved to approve the minutes of the Official
Meeting of May 4 subject to changes or corrections. Commissioner Kandel
seconded the motion. The following correction was made: On page 2
change the second paragraph to read, "Commissioner Goldspiel stated
j that due to the amount of commercial development that has taken place
since the study and due to the changes in the density of residential
development since the study, he does not think this ordinance should be
approved unless they are sure this development will and can take place."
Upon voice vote the motion carried that the minutes be approved.
Ridgewood
Mr. Fogarty stated that the property in quefitioned is bordered on the
north by Pauline, on the west by the Scwaben Soccer Field, single-family
and Weiland Road and on the east by Horatio.
Mr. Fogarty .sta.ted that Centex is requesting a housing change in the
northeast and southwest sections of the property. The northeast section
was originally a platted subdivision for zero lot line homes. They
vacated that area and platted for townhomes. They had platted duplexes
in the southwest section. This was vacated so they could resubdivide
for single-family. At the time the land plan was developed they did not
know which way to go. They were looking for a housing type that would
have good marketability.
In trying to develop a third housing type for the northeast section they
had to come up with something that would be best suited with the design
of the property and the underground utilities that are already in. They
devised a layout (#103-38) almost identical to the existing townhouse
units. The area is a fee simple deed out on the townhouse lots and they
would form their own homeowners' association which would be kept separate
from the other homeowners' association for the townhouse area to the west.
The homeowners' association would maintain the area and the streets would
be dedicated to the Village. Mr. Fogarty added that this is not a
zoning change, just a housing change. They felt townhouses would be
best for this area because it would create a buffer.
Instead of 10 duplex lots in the southwest section they want 5 single-family
lots. The plan showing this layout is marked exhibit #103-40. They would
dedicate two lots for one house. The house would go in the center of the
two lots.
Mr. Fogarty showed an alternative plan (#103-39) for the northeast section.
This showed single-family homes. The streets do not conform to ordinances
and they would have to seek a variance if they should use this plan. They
would rather have the townhouses. With the single-family they would have
to go through a rejuvenation of the underground utilities.
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Mr. Fogarty stated that they are requesting a recommendation to the Board
from the Plan Commission for approval of 58 townhouses in the northeast
section and 5 single-family houses in the southwest section.
Commissioner Harris asked if the developers know under what ordinance
they were permitted to construct the narrower streets. Mr. Fogarty replied
that he didn' t know.
Commissioner Kandel stated that if there is nothing in the Annexation
Agreement that states the Village is obligated to approve the non-standard
streets then he thinks they should be brought up to standard. Mr. Fogarty
replied that they would be following the same street size and location as
shown on the duplex drawings so they wouldn' t be asking for street size
or location change.
Commissioner Force inquired about the actual difference in street size
between the townhome area and single-family. Mr. Fogarty replied that the
streets in the townhome area are 25' in width and in the single-family they
are 33' .
In response to Commissioner Harris, Mr. Fogarty stated that the utilities
are maintained in the easements. Regarding the streets, all the curbs
and about 90% of the stone base is in.
Commissioner Goldspiel stated that he thought the duplexes were something
the Village needed and he is disappointed that they cannot build them. He
asked what the amount of ground cover is in the townhouse plan compared
with the duplex plan. Mr. Fogarty responded that he has not calculated this.
In response to Commissioner Goldspiel, Mr. Fogarty stated there is the
same amount of parking. Commissioner Goldspiel asked that the next time
the plans are drawn they show the parking. He added that his main concern
is what the main effect of this plan would be in an area that is very
tight as far as open space goes.
Commissioner Force stated that she finds it difficult to make a good
comparison between the single-family and townhomes because in the single-
family the space is not utilized well. She added that she is also concerned
about the width of the street, especially if this should be single-family.
Chairman Genrich asked the Plan Commission members to give their feelings
about the developer putting townhouses in the northeast section in lieu of
duplexes.
Commissioner Harris stated that he does not object to the townhouses but
does not like the narrow streets.
Commissioner Shields stated that he does not object to townhouses. He
asked about the possibility of putting a townhouse with two units in it
on a lot (similar to duplexes). The developer stated that this would be
an undesirable building design and would also result in the loss of
privacy due to the fact that windows would most likely be put on the
sides of the building.
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Commissioner Kandel stated that he would be agreeable to townhomes.
Commissioner Goldspiel would be opposed to the townhomes because of the
crowding factor.
Chairman Genrich stated that the Plan Commission had to decide whether
this was a major enough change in the plan to require a Public Hearing.
He polled the Commission in this regard. Commissioners Harris, Goldspiel
and Force felt a Public Hearing was in order. Commissioners Shields and
Kandel did not.
The Public Hearing date was set for June 15. It will be held on the plans
presented this evening. However, Chairman Genrich asked Mr. Fogarty to
refine these plans a little more in terms of showing lot sizes and also
to consider the remarks made by the Plan Commission regarding street
width and open space. He also asked the developer to give comparative
figures in the amount of open space and ground cover.
Commissioner Goldspiel asked that the Staff report on the water supply to
this development and that the Public Hearing Notice be sent to the contract
purchasers as well as the people in the development who have taken title.
Schwaben and Ri$ewood
Mr. Delaney showed where the Scwaben Center lies in relation to Ridgewood.
He stated that he has talked to the people from Schwaben about tying in
with the bike path and they are against it because it will affect their
playing fields. They feel they will have enough green space.
There was discussion regarding the possibilities of the bike path. It
was decided that Mr. Delaney would discuss with Schwaben the possibility of
running a bike path along the utility easement on the north end of their
property.
In response to Commissioner Goldspiel, Mr. Delaney stated that Schwaben
will meet the requirements of paving their parking area. They had intended
to originally but did not want to do it right away.
Mr. Fogarty informed the Commission that the people to the north of Pauline
Avenue have been making illegal curb cuts for driveways. He has warned
them concerning this but they continue to do it.
Board Meeting with Wheeling
Chairman Genrich stated that the Village Board will meet with Wheeling
on May 31 and he had distributed a list of planning alternatives for
discussion at that meeting.
i Upon reviewing this list, the following changes were made:
1. Add "and north of Aptakisic Road" to the end of #5.
2. Change #6 to read, "The property known as the Arlington
Country Club be annexed to Buffalo Grove."
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3. Add a #7 which states, "The present property annexed to
Wheeling bordering on Buffalo Grove Road will be developed
residential only.
Falcon
Chairman Genrich reported that he talked with Mr. Barger regarding the school
h p g regarding
crossing situation on Arlington Heights Road. Mr. Barger told him that in
their previous experiences with crossing guards on four-lane roads, they
are not strong enough to control traffic. It was suggested that Mr. Delaney
and Mr. Balling talk to the Police Department about posting a policeman
there during the busy hours.
Mr. Delaney stated that he talked with Art Voigt from the Police Department
and he said the most likely place to cross would be on the south half of
the Beechwood intersection because that is where the median is the highest.
The kids could be taken across 4- at a time. Also, it would be posted for
a school which would mean a 20 M.P.H. speed limit.
After further discussion, it was decided that Chairman Genrich would write
a letter to President Fabish stating the recommendations of the Plan Commission.
Village Center
There was discussion regarding changing the area across Route 83 from the
Village Center from commercial to residential on the Master Plan. A
Public Hearing will be held regarding this change.
Park District
Chairman Genrich asked if the Plan Commission supported his idea that
he and Commissioner Force meet with Mr. Lapham, Park Board President,
and on behalf of the Plan Commission urge them to begin thinking about
their new bond program and ask that the nature of it be to get money to
develop the parks. The commissioners were in favor of this.
Buffalo Grove Mall
After a short discussion, Chairman Genrich stated he would convey to
Kenroy that the Village would like some amenities as far as landscaping,
sidewalks, etc. , when the old National store is enlarged.
Bus Planning
Commissioner Goldspiel reported that the RTA will be holding a series
of Public :Hearings. He asked for plans, ideas or suggestions that he
might take to the hearings.
Relations with Long Grove
Chairman Genrich and Commissionholdspiel will come up with a proposal
regarding the extension of Route 53 and Long Grove's opposition to it.
Commissioner Goldspiel felt perhaps this was an opportunity for the
two villages to work together.
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Report from Commissioner Harris
Commissioner Harris stated that after driving through different sections
of the Village he came up with several observations:
1. He was appalled at the 100' deep lots in the single-family
section of the Crossings and would hope that the Village
never again approves such shallow lots.
2. In Strathmore Grove the lot drops down after about 101 . Also,
Levitt had stated that they would not build the same style
homes adjacent to each other but there are many instances of
the same homes being next to each other.
Adjournment
Commissioner Kandel moved to adjourn. Commissioner Goldspiel seconded
the motion. The meeting adjourned at 11:00 P.M.
Respectfully submitted,
L' da Isonhart
Recording Secretary
APPROVED: /1
/),J //
Carl Genric , Chairman