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1977-04-27 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION Falcon Development t April 27, 1977 Chairman Carl Genrich called the Special Meeting to order at 8:05 P.M. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Mendenhall Mr. Shields Mr. Goldspiel Mr. Kandel Mrs. Force Commissioners Absent: Mr. Harris Also Present: Mr. Jerry Falcon, Developer Mir. Larry Falcon, Developer Mr. John Kinley, Toups Corporation, Falcon Mr. Alan Uman, Toups Corporation, Falcon Mr. William Balling, Village Manager Mr. John Marienthal, Trustee Mr. Bart Delaney, Engineering Aide Mrs. Barbara Sheldon, Prospective Member Falcon Development Mr. Jerry Falcon reviewed the questions listed in the minutes of April 20 concerning the Annexation Agreement and revisions that were made: 1. There will be a 5' sidewalk throughout the development. 2. They included the reverter clause and asked that a 30-day notice be given the developer prior to the Village taking action. Commissioner Goldspiel asked that "shall" in line 4 be changed to "may". 3. On page 5, paragraph 12, they tied the Annexation Agreement in with Exhibit F which gives the bedroom mix. Commissioner Mendenhall asked that the bedroom mix be shown in the Annexation Agreement itself. On page 2 after "single-family residences" in line 6 of #4, the phrase "not to exceed 110 4-bedroom units, the balance being 3-bedroom or less" will be added. plan Commission 4/27/77 -2- 4. The developer deleted the third paragraph of #22 on page 9 as requested. 5. "Five (5) model areas" was changed to "one (1) model area." 6. Any wordage indicating that the signs will vary from the sign ordinance was deleted. 7. Paragraph 20 on page 8 was clarified as requested. 8. Paragraph 19b on page 8 now reads that the paving of Nichols Road will be done with the first phase. 9. The wording was changed to conform with the new agreement with the Park District. 10. The $200 tap-on fee was changed to $440. Mr. Falcon stated that he had a meeting with the Village Manager and in addition to the above the following changes also were made in the Annexation Agreement: I. On page 2, (c) was deleted because it was more apropos of a PUD. 2. A phrase was deleted on page 2 in the third paragraph of #4 which put a cap on the fee. 3. A phrase was deleted in the last paragraph on page 2 which limited the fee to $150 per lot. 4. A paragraph was deleted from #6 on page 3 which pertained to a PUD. 5. On page 4, paragraph 4, the wordage was changed to metropolitan sanitary sewer system. In the previous agreement it stated the Lake County sewer system. The Plan Commission asked that this read Metropolitan Sanitary District instead. 6. The developer added a phrase in the first paragraph on page 5 which stated that the Village warrants that there is sufficient water supply available to the development for the first three years. The previous agreement did not state a specific time. In response to Chairman Genrich, Mr. Balling stated that the Village has reservations about reserving water but will leave this in as a request of the applicant at this time. He added that there are still several items that need the approval of the Village Attorney and this will be done before the Public Hearing before the Village Board. Commissioner Goldspiel asked if this statement referred to temporary interruptions of water and Mr. Falcon replied that it did not. Plan Commission 4/27/77 -3- 7. A paragraph in #14 on page 6 was deleted because it was applicable to a PUD. 8. On page 6 in the 4th paragraph of #14 they ommitted a word that made reference to refuse collection. 9. On page 7, paragraph 18 they ask that the fees (with the exception of the building permits) not be raised for a period of three years. Mr. Balling stated his reaction to this is the same as it was for the water supply. 10. On page 8, the first paragraph of #22, they are talking about a written certificate assuming that it passed the final inspection. Mr. Falcon stated that the question concerning the dedication of Kennicott is covered on page 6 in paragraph (c). The Plan Commission asked that "fight-of-way" be changed to conveyance. Mr. Falcon distributed a plan showing the phasing of the development from east to west. This plan is marked Exhibit #216-5 in the Plan Commission files and is referred to as Exhibit E in the Annexation Agreement. Chairman Genrich pointed out errors in the labeling of exhibits in the Annexation Agreement. These will be corrected. Mr. Uman displayed a cross-section of the proposed improvement on Nichols. Copies of this were disbributed to the Plan Commission. He stated that currently the center line is the Village boundary. The ultimate dedication will be a 80' right-of-way. The proposal includes the installation of a 5' sidewalk the full length of the property. They will put in a half street which is equivalent to 20' plus a 2' shoulder. The current standard in the Village for a minor street is 27' back-to-back pavement with parking on one side. They recommend that parking be prohibited until the Arlington Heights' side of the road is constructed. He added that this has been reviewed by Mr. Rapp and meets his approval. Commissioner Kandel asked if there is any provision for supporting the shoulder on the north side to prevent erosion. Mr. Uman replied that none has been made other then the 12" base of material which is normally adequate. He feels there is enough support with this. Commissioner Kandel asked when this 1/2 of Nichols will be dedicated. Mr. Balling replied it would be upon plat approval. Commissioners Shields asked if the edge of the pavement will be tapered down and Mr. Uman replied that it would be. There was a discussion concerning whether travel should be on both the d)kold and new portion of the road or just on the new portiox and if on the ; n,� new portion, how would traffic -be prevented from traveling on the old chip 3)I5jD and seal portion. Chairman Genrich stated: that something-should be done to insure that Arlington Heights handles their half of- the road. Mr. Uman suggested that "no parking" signs be posted on both sides of the improved section of the road, Plan Commission 4/27/77 -4- Mr. Delaney read his memo of April 22 to the Plan Commission regarding the crossing situation at Beechwood. Mr. Balling also reviewed his memo of April 27. After further discussion, Mr. Falcon stated that he would contribute $6,000 towards construction of a sidewalk along Arlington Heights Road. The following will be added to the Annexation Agreement as paragraph 29, "The developer agrees upon final plat approval of the first phase of development to contribute the sum of $6,000 to the Village of Buffalo Grove for the express purpose of the Village installing a 5' wide sidewalkA from the south line of the subject property running south to the north 0r\9.hC line of Strathmore Court." wFs+ see o-F Mr. Kinley reviewed his Cost/Revenue Analysis of Industrial vs. (-4511$h7) Residential Land Use. The Master Plan shows this property as half industrial and half residential. - Commissioner Mendenhall stated that he is not favor of splitting the property up. Commissioner Goldspiel felt this was a good place for industrial use. A .letter dated April 26 from Mr. W. M. Cheatham to Chairman Genrich was read. He states in the letter that he feels the Master Plan should be followed and that the Village do what it can to attract industrial and commercial growth. Commissioner Mendenhall made a motion to recommend to the Village Board the approval of the Falcon Development Plan dated 4/20/?7 and marked Exhibit #216-4 and the Annexation Agreement as revised by the Plan Commission and developer 4/27/77 with Exhibits A,B,C,D,E and F subject to the developer agreeing to contribute a maximum of $6,000 towards the construction of a sidewalk along Arlington Heights Road from the north line of Strathmore Court to the south line of the subject property. The Plan Commission recommends that the staff review with School District 21 the possibility of sharing the cost of the sidewalk construction. Commissioner Kandel seconded the motion. Commissioner Kandel felt that the developer has worked with the Village in attempting to eliminate all problems originally seen with this project when it was first presented. Commissioner Force stated that she concurs with this but has a slight hesitation approving this because she does not know what will happen to the land to the south. Commissioner Mendenhall stated that he wished to commend the Staff for the work done on this project also. Upon roll call vote, the motion carried unanimously. Plan Commission 4/27/77 -5- Schwaben Recreation Center The Staff reported to the Commission on the meeting they held with the Schwaben Association and the Staff was requested to clarify some matters with the association prior to the Public Hearing including these points: 1. Express to the association the Plan Commissions strong desire to have a bicycle path connection with the Centex development and through this property. 2. The Staff should check the fence ordinance to see if a cyclone fence is allowed. • 3. The Staff should check the detention/retention requirements. The Public Hearing was set for June 1. Henderson/Koch The Public Hearing for this was set for June 1. II Future Agenda Mr. Balling has set up a Workshop Meeting with the Village Board on Monday, May 9th. Approval of Minutes A motion was made by Commissioner Force to approve the minutes of the Mueller/Green Public Hearing of April 20, 1977. Commissioner Kandel seconded the motion. The motion carried. • A motion was made by Commissioner Force to approve the minutes of the Falcon Public Hearing of April 20, 1977. Commissioner Kandel seconded the motion. The following changes were made: On page 3, paragraph 3, delete "zoned for commercial in" and add "shown as industrial on" ; on page 4, first paragraph, delete the last sentence and add "This " plan would provide p ov easier access to the Falcon Development. The motion carried. Commissioner Mendenhall made a motion to approve the minutes of the Regular Meeting of April 20. Commissioner Shields seconded the motion. The motion carried. Adjournment The motion was made and seconded to adjourn. Respectfully submitted, APPR9VED: /� L'nda Isonhar Recording Secretary 1 Carl Genrich, Chairman Plan Commission 4/27/77