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1977-04-20 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Muller/Green April 20, 1977 ICI Chairman Carl Genrich opened the Public Hearing at 8:15 P.M. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Mendenhall Mr. Keister Mr. Shields Mr. Goldspiel Mr. Kandel Mrs. Force Commissioners Absent: Mr. Harris Also Present: Mr. Raymond Green, Developer Mr. David Addis, Attorney, Muller/Green Mr. Robert Cowhey, Engineer, Muller/Green Mr. Gerald Estes, Economics Research Assoc. ,Muller/ Mr. William Balling, Village Manager Green Mr. Bart Delaney, Engineering Aide Mr. Carl Rapp, Director of Community Development Mr. David Addis introduced himself and Mr. Raymond Green, Developer; Mr. Robert Cowhey, Robert Cowhey & Associates; and Mr. Gerald Estes, Economics Research Associates. Chairman Genrich swore Mr. Green, Mr. Cowhey and Mr. Estes in as witnesses. Mr. Addis stated that he is representing the Busch Road Venture which is the developer of the Muller farm. It is a joint venture consisting of Mr. Raymond Green and the First Savings Corporation which is a subsidiary of First Federal Savings and Loan Corporation of Chicago. Mr. Addis stated that there has been considerable work with the Park District in the development of the park which includes the exchange of lands with the Village, This is land that has been deeded to the Village as a park on the adjoining property. They have also worked with the school district and have reached an agreement with regard to donations. Regarding the exchange of lands by the Village for the purpose of enlarging the park, the Village Board has agreed in principle to this. Mr. Estes displayed an air photograph which includes the subject property. He stated the property is an L-shaped piece which lies north of Busch Road about 1,000 feet east of the intersection of Route 83 and Busch Road. On the Master Plan the area is identified as single-family with a notation of open space on the southern tip of the property. The plans presented are consistent with the Master Plan. plan Commission 4/20/77 Muller/Green P.H. -2- Mr. Estes located the site on the Buffalo Grove zoning map and pointed out the surrounding zoning. The property along the western border of the site is zoned R-5 and currently under development by Levitt. The property to the north is R-9 and part of the overall Camelot development. The property to the east and south has an agricultural classification and is unincorporated. Mr. Estes displayed the conceptual plan which was prepared by Michael Ives & Associates for the overall Camelot development. He put an overlay on the plan which showed the property in question. He stated that north-south collector street has been established as Brandywyn in the Levitt development to the west. The east-west collector, Thompson, has been extended across the subject site. Also shown on the overlay is the proposed park site and its relationship to the potential park area on the property to the east when that property is developed. Mr. Estes stated that in preparing the plan an extensive analysis was made of the natural characteristics of the site. He showed a diagram depicting these characteristics. At the present time there are substantial areas that have tree cover, especially on the western half of the property. They have made an analysis of the trees on the site, The majority are young immature foliage, not specimen trees. They did note in the southeast corner of the site there are two clusters of rather mature trees. One is of about 20 18" silver poplars. There is also a group of large old black willows. In the northwest portion there is a cluster of about 20 black willow, There is another significant tree on the property near Thompson. It is a 72" poplar. The eastern portion of the property has trees about lO"-12" in diameter. Mr. Estes stated that the plan for the property attempts to maximize the park-like environment of the site and to utilize the eastern border of the site as a major park area. The park area consists of 17 acres. The original plan included only 11 acres for the park site. The park was increased when a parcel on the Levitt property was exchanged and two detention basins were taken out and placed in the larger one. The park extends north in a trail to the future school. There are several tot lots. Mr. Estes stated that the plan (Exhibit #327-4) contains 293 single-family units, They are asking for R-5 zoning. A11 streets are standard with a 60' right-of-way. The lot size is a minimum of 60' frontage and 120' deep. The minimum area is 7200 square feet. All fulfill the requirements and there are no variations. Mr. Cowhey explained the utilities and drainage for the site. They propose to connect to the water main on Busch Road and run it up through the property and connect to a similar 12" main north of Levitt, Regarding the sanitary sewer, Mr. Cowhey stated that because of the grade they cannot utilize the existing one but will drain everything plan Commission 4/20/77 Muller/Green P.H. L/ I II I i I -3- back to the far corner and connect to a proposed Levitt lift station. They have worked out an agreement with Levitt to share use of that facility. Mr. Cowhey stated that the storm drainage consists of two areas divided by a ridge line. The area to the south drains into an existing low area along Busch Road and through a culvert to the south. The drainage from the west will go through the property to the detention area in the low area off of Busch Road. The existing flood plain is very shallow. Mr. Cowhey concluded by stating that in his analysis, there are a minimum of problems on this site and no adverse effect on adjoining properties. In response to questions posed by Mr. Addis, Mr. Cowhey stated that the available public utilities and water and sewer facilities are adequate for this property. Mr. Addis stated that it is the intention of the developer to proceed as quickly as permission is available from the Village. The price range of the homes will be from the mid $70,000 to $90,000. They are requesting preliminary approval of the plan of development as presented and preliminary approval of the annexation agreement. Mr. Rapp reported that due to a conflict of schedules, there was not anyone present from the school district. However, they had written a report which stated that they have no objection to this development. Mr. Kiddie, Park Board, stated that the Park District has approved this plan. He asked that a memo of understanding be drafted on the part of the developer and attached to the minutes of this meeting. In this memo he wanted the developers agreement regarding grading of the park area,bike paths and pedestrian walkways, detention area and tagging of trees. Mr. Rapp stated that he feels the developer has an excellent plan. He wished to point out that the developer is in agreement with the location of the retention/detention area. There is a natural feature in the topography which takes the detention north. By cutting the lower area and filling in the north area, there will be a natural detention area in the south. Commissioner Mendenhall asked that this area be shown on the plan. The developer did this and showed it to Mr. Kiddie. Mr. Kiddle stated that they were in favor of this. Commissioner Keister stated that in Mr. McCoy's comments on the Project Evaluation form he mentioned that the Subdivision Regulations ask for a minimum radius of 60' on cul-de-sacs and the plan shows 50'. p. Mr. Rapp replied that this was an error. The radius has been changed to 60' but the draftsman did not enter it on the plan. Chairman asked the developer to change the exhibit to read 60' and and he did so. Plan Commission 4/24/77 Muller/Green P.H. -4- Commissioner Keister noted that on the far east side of the property on the north end, a future through collector street is shown. He asked if this is Buffalo Grove Road. Mr. Estes replied that this is Buffalo Grove Road and they are providing for 50' half right-of-way for that road. It will be a 100' right- of-way in the future and 50' of it will be coming off of their site. Commissioner Keister asked if this is enough for the proposed Buffalo Grove Road extension. Mr. Rapp replied that it is. Commissioner Keister asked if there would be sidewalks along Busch Road. Mr. Estes replied that there will be. Commissioner Keister asked what the density of the single-family lots is. Mr. Estes replied that it is 3.17. Commissioner Keister was concerned about some of the pie-shaped lots with regard to the side yard. He asked if they anticipated any variances and Mr. Estes replied that they did not. Commissioner Keister referred to a proposed change in the ordinance with regard to side yards and front yard setback. He asked if they would be able to meet the front yard requirements in the proposed ordinance. Mr, Addis replied that there is no difficulty in this. Commissioner Mendenhall asked if they would consider putting a sidewalk on the cul-de-sac that drops down 8 houses in the northwest. No action was taken on this at this time. Commissioner Goldspiel asked which of the tree stands will be preserved now that agreement has been reached with the Park District about the detention area. Mr. Estes replied that this has not been determined yet. Mr. Crosland stated that the white poplar and group of willows in the southern area should be preserved. Commissioner Goldspiel asked if any approval given might be contingent on satisfactory engineering of the detention area to the north since this is yet to be worked out. Mr. Addis replied that it has been worked out. The final engineering will show drainage off-site in that area. In response to Commissioner Keister, Mr. Cowhey stated that they will be putting in the bike paths and they will be 8' in width. Commissioner Keister asked the developer if he could give the approximate minimum width of the bike path system, the open areas connecting different neighborhoods. Mr. Estes replied that part of this has been narrowed so there will be more usable areas for tot lots. The �../ minimum width is in the vicinity of 25' to 30' . Adjoining the park it is roughly 40' or greater. Mr. Ed Whalen, a nearby property owner, asked when. Buffalo Grove Road will be paved through there. Mr. Rapp replied that there is no time set at the present. Plan Commission 4/20/77 Muller/Green P.H. -5- Mr. Gary Merten, resident, asked the developer when he plans to start construction and where he will start from. Mr. Addis replied that they will start as soon as everything is approved and will probably start in the northern section of the property. Chairman Genrich asked Mr. Kiddie if it would be sufficient if the minutes showed the developer in agreement on the following points rather than attach a separate memo to the minutes. Mr. Kiddie agreed to this. The points are: 1. Location of the detention area. 2. The developer would agree to improve the bike path system according to Village and Park District standards. 3. The developer will grade and seed the park area. 4. The Park District can tag trees on the park site. The developer agreed to all these points. The Public Hearing closed at 9:40 P.M. Respectfully submitted, L' da Isonhart Recording Secretary APPROVED: Zi//:j ‘ticA/Y1 Carl Genrich, Chairman Plan Commission 4/20/77 Muller/Green P.H. PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Falcon Development April 20, 1977 Chairman Carl Genrich opened the Public Hearing at 9:50 P.M. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Mendenhall Mr. Keister Mr. Shields Mr. Goldspiel Mr. Kandel Mrs. Force Commissioners Absent: Mr. Harris Also Present: Mr. Jerry Falcon, Developer Mr. Larry Falcon, Developer Mr. John Kinley, Toups Corporation, Falcon Mr. Alan Uman, Toups Corporation, Falcon Mr. Robert Sorenson, Principal of Longfellow Mr. William Balling, Village Manager Mr, Bart Delaney, Engineering Aide Mr. Carl Rapp, Director of Community Development Mr. William Kiddie, Park Board Mr. Stan Crosland, Park District Chairman Genrich read the Notice of Public Hearing published in the Buffalo Grove Herald on March 30, 1977. Mr. Jerry Falcon, President of Falcon Development Company, introduced himself; Al Uman, Toups Corporation; and John Kinley, Toups Corporation. Chairman Genrich swore Mr. Jerry Falcon, Mr. Uman and Mr. Kinley in as witnesses. Mr. Falcon stated that they submitted at an earlier date their Petition for Annexation, draft of the Annexation Agreement, Project Cost Analysis, Evaluation Forms and the Project Information Forms. Mr. Falcon stated that the subject property lies to the west of Arlington Heights Road. Nichols Road is to the north. It is located approximately 1600 feet north of the intersection of Arlington Heights Road and Dundee Road. To the north of it is incorporated Arlington Heights and at the present time there is no disclosure of any immediate plan of development. To the west is a reclamation center which is to be used as a sports complex. To the south is unincorporated Cook County. Mr. Falcon showed the revised development plan (Exhibit #216-4) based on many of their discussions with the Plan Commission and Engineering Plan Commission 4/20/77 Falcon P.H. -2- Staff. The plan as first presented had one entrance off of Arlington Heights Road. The program for the improvement of Arlington Heights Road was discussed at length and as a result this entrance was eliminated. The revised plan has two entrances off of Nichols Road. Mr. Falcon stated that the western entrance also lines up to a potential road in the event the property to the south is developed. Mr. Falcon went on to describe the road network within the development. Mr. Falcon stated that in revising the plan they had to increase the amount of pavement and thereby lost .2 of an acre from the park area. The park area will now consist of 3.2 acres rather than 3.4. Their cash contribution is now $12,500 as compared with $7500 previously. Mr. Falcon stated that they are requesting annexation and approval of their land plan. They feel that in terms of direction in planning, by using the Plan Commission's input they have responded to overcome some of the concerns reflected on earlier plans. Mr. Kiddie, Park Board, stated that they have received a letter stating that because the developer had to reduce the park area to 3.2 acres, they will provide a cash donation in the amount of $12,500. In addition, the developer indicates willingness to provide 23 trees and plant them in places to be worked out. The developer also will provide 1% grade of the site with the slope being to the southeast corner of the property. Mr. Kiddle added that the Park District has no objection to the extension of a bicycle path. They would prefer it at the most southern section of the park area to tie up with Beechwood but this is for the Village to determine. Chairman Genrich read the letter from Falcon to the Park District regarding the change in donation, This letter will be made a part of the official record. Mr. Sorenson, Longfellow School, asked where the developer plans for the school children to cross to get to the three schools on the other side of Arlington Heights Road. Mr. Falcon replied that the safest place would be the Nichols and Bernard intersection. Mr. Rapp stated that he has talketo the Highway Department and it would be a violation to put a pedestrian walkway in someplace other than Bernard and Nichols Road. When he states a pedestrian walkway he means a pedestrian actuated light. This would cost about $34,000. It will be about three years before the Village will be able to get a traffic light at this intersection. Regarding the light at Beechwood as suggested at a previous meeting, the state has a regulation against it because it is too close to Nichols which will be a major street for Arlington Heights. Trustee Bogart suggested installing a pedestrian bridge and asked how much this would cost. Mr. Rapp questioned whether there would be enough children using it to warrant it. Plan Commission 4/20/77 Falcon P.H. -3- Commissioner Mendenhall' stated that you cannot tell a child where he can and cannot cross. He suggested fencing the park. Commissioner Kandel commented on the skeet shooting proposed for the Arlington Heights sports complex area. Mr. Rapp stated that this is not a designated use and after talking to their Village Engineer he thinks the use will most likely change. Also, they will have Public Hearings if they plan to go ahead with this and objections can be given at that time. Commissioner Keister asked if it was or;e9t to say that 1/2 of this property was °� tr'�'`� �r 'tlie Master Plan. Mr. Falcon replied that it was closer to 1/3. Commissioner Keister asked the developer if it was economically impossible to annex this as R-5 rather than R-6. Mr. Falcon replied that it is. Commissioner Mendenhall asked if the developer had received the Police Chief's comments about street names. Mr. Falcon replied he had and they will be able to comply. Atgprevious meeting it had been stated that the developer would be improving his half of Nichols Road and the other half would be improved wheii the property to the north is developed. Commissioner Mendenhall asked what has happened regarding this. Mr. Rapp stated that Arlington Heights will not agree to a recapture agreement but the developer has agreed to put in a 20' pavement. This would be a 20' wide street. The total pavement will be 39' when it is fully developed. Trustee Marienthal asked what it would cost to build a pedestrian overpass for the children. Mr. Sorenson stated that when the one on Dundee in Wheeling was built in 1965 it cost in the area of $100,000. Mr. Rapp stated that he feels the answer would be a crossing guard for the time being. It would be difficult to get a pedestrian activated light put in. Commissioner Mendenhall suggested utilizing the money being given to the school district for this purpose. Commissioner Goldspiel read a letter from Mike Kearns from the Industrial Commission asking that land that has been set aside for industrial purposes not be arbitrarily rezoned for residential use. He stated that he feels the Plan Commission should have an analysis of what the potential revenue for the Village would be if this area were to be developed industrial and what it will be if it is developed residential. He added that this seems to be an appropriate piece to be zoned industrial. Mr. Falcon replied to this stating that you would be trading car traffic - for truck traffic. Commissioner Goldspiel asked the developer why he took out the access to Kennicott. Mr. Falcon replied that as long as Nichols is a proposed collector street they did not want to make this a racethrough. Plan Commission 4/20/77 Falcon P.H. -4- Commissioner Goldspiel suggested having the access to the south where lot 64 is and put a lot in between 60 and 61 so they will not have a raceway from north to south. Mr. Falcon replied that this would serve as an access to Nichols for the property to the south. ,`HS plan Loouid proo� , ems'itIL accESS u hE r\ 4DeloprnErt. Q,L4 -7/77j Commissioner Goldspiel stated that at a previous meeting they had talked about a bike path through the southeast corner of the park site which would run from lot 70 toward Beachwood. He thinks this path should be part of this plan. Mr. Falcon replied that they are anticipating this and will construct it. In response to a question from Commissioner Goldspiel, Mr. Falcon stated that there will be sidewalks all around and on Nichols Road. Commissioner Goldspiel questioned the location of the trees on the property and what would be saved. Mr, Falcon stated that they would save as many as possible. In response to an inquiry from Chairman Genrich, Mr. Kiddie stated that at the presentation made by the developer before the Park District: it appeared that there were approximately 23 trees shown on the plan. At the time of the final plat the developer agreed to provide the trees if they are not already on the park site. Mr, Falcon stated that he is agreeable to this. Regarding the slope, Mr. Kiddie stated that they want to make this area an active play area. They want to retain the children on this side of Arlington Heights Road. In order to do this they requested that there be a gradual slope of 1% over 90% of the area north to south. This will be worked out with Mr. Crosland and the developer. He added that they have also asked the developer to grade and seed this as provided under the guidelines that have been established. Mr. Falcon stated that he is agreeable to this. Mr. Falcon stated that he is agreeable to a path through both of the park sites and will construct them according to Village standards. Commissioner Shields asked how much it would cost to have a crossing guard. Mr. Balling replied that it is about $3.50 an hour. Mr. Falcon stated that he wished to request a positive recommendation as early as possible. Matters related to the property have been answered in terms of the internal layout. There are matters related to the development of the parcel which are community matters. Mr. Robert Williamson stated that he lives on the corner across from this site and questioned the quality of the land in the area of the park site. He added that he hopes the Plan Commission will not approve this plan. He is not in favor of R-6. Plan Commission 4/20/77 Falcon P.H. _5_ Mr. Norman Gherke stated that he lives in the same area and would rather see this area residential than commercial. The Public Hearing closed at 10:50 P.M. Respectfully submitted, r Li da Isonhart Recording Secretary APPROVED: ( J74)or Carl Genrich, Chairman Plan Commission 4/20/77 Falcon P.H. REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Ridgewood, Falcon, Muller/Green April 20, 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, Mendenhall Mr. Keister Mr. Shields Mr. Goldspiel Mr. Kandel Mrs. Force Commissioners Absent: Mr. Harris Also Present: Mr. Raymond Green, Developer, Muller/Green Mr, David Addis, Attorney, Muller/Green Mr. Robert Cowhey, Engineer, Muller/Green Mr, Gerald Estes, Economics Research Assoc. , Muller/ Mr, Jerry Falcon, Developer Green Mr. Larry Falcon, Developer Mr. John Kinley, Toups Corporation, Falcon Mr. Alan Uman, Toups Corporation, Falcon Mr. Robert Sorenson, Principal, Longfellow Mr. John Marienthal, Trustee Mr. Robert Bogart, Trustee Mr. William Kiddie, Park Board Mr. Stan Crosland, Park District Mr. William Balling, Village Manager Mr. Bart Delaney, Engineering Aide Mr. Carl Rapp, Director of Community Development Ridgewood Commissioner Kandel made a motion to approve the Final Plat- of Subdivision for Ridgewood No. 2, Exhibit #103-38. Commissioner Mendenhall seconded the motion. Commissioner Kandel stated that a question had been raised at the last meeting about a dedicated area where the parking facilities will be placed. This will be placed on the final engineering drawings. Upon roll call, the vote was: Commissioner Mendenhall yes Commissioner Goldspiel abstain Commissioner Keister yes Commissioner Kandel yes Commissioner Shields yes Commissioner Force abstain Motion carries. Plan Commission 4/20/77 R.M. -2- Balsamo/Frank Commissioner Kandel made a motion to approve the Final Plat for Devonshire Unit #1, Exhibit # 105-19. Commissioner Mendenhall seconded the motion. Commissioner Goldspiel asked that the minutes reflect his objection to the procedure used on these approvals. It should not be done by committee. Upon roll call, the vote was: Commissioner Mendenhall yes Commissioner Goldspiel abstain Commissioner Keister yes Commissioner Kandel yes Commissioner Shields yes Commissioner Force abstain Muller/Green and Falcon Public Hearings Regular Meeting reconvened at 10:50 P.M. Falcon Chairman Genrich outlined the thingsmeeting to be done before with this developer again next week; 1. He would like the Village Staff to try to come up with an alternate plan for crossing at Beechwood. Possibly a crossing guard could be used or perhaps the school district would be amenable to paying at least half of the cost of a light. 2. The developer should provide the Plan Commission with a cross-section of what the half street (Nichols) will look like. 3. He would like the Village to take a stand against the Kennicott. right-of-way being dedicated to Arlington Heights. 4. He would like a cost analysis on what the revenue would be if this area were to be developed industrial. The following questions were raised with regard to the Annexation Agreement: 1. The Annexation Agreement states there will be a 4' sidewalk alongArlington A Heights Road. This should be 5' . 2. There should be a reverter clause. 3. A unit and bedroom count should be included. 4. On page 9, the third paragraph of #22 should be deleted. 1 Plan Commission 4/20/77 U.M. -3- 5. Page 9, Paragraph 21, "five(5) model areas" should be changed to read "one (1) model area". 6. Commissioner Goldspiel thought this was too much signage. The developer was asked to get some guidelines in this regard from Mr. Balling. 7, Regarding paragraph 20 on page 8, Commissioner Goldspiel stated that if an ordinance is amended which is less restrictive in part and more restrictive in part, the developer cannot take advantage of the less restrictive part without complying also with the more restrictive part. He asked that the wording be changed to reflect this. 8. Commissioner Goldspiel asked that it be made clear in paragraph 19b, page 8, that the paving of Nichols Road be done with the first phase. 9. On page 6, (a) should be changed to conform with the new agreement with the Park District. 10. Page 5, the fifth paragraph, the $200 fee should be changed to $440. Muller Green After a short discussion Chairman Genrich polled the Commission regarding whether the developer should install a sidewalk on the cul-de-sac in the northwest corner, The majority of the commissioners felt he should. Chairman Genrich asked Mr. Rapp if he is satisfied that Levitt has committed themselves to handling the drainage in the northern portion of the property. Mr. Rapp replied that he is and added that there is total agreement in this regard. Regarding the Annexation Agreement, the following changes were made: 1. Page 1, insert March 15 in the blank. 2. Page 1, after "Exhibit B" insert "to contain 293 dwelling units, with not more then 80% to contain four bedrooms and the balance three bedrooms or less. 3. On page 12, first paragraph, delete "which may be in a nominal amount," and insert "in amount of ►►, Commissioner Mendenhall made a motion to recommend to the Village Board the approval of the Muller/Green plan dated 4/20/77, Exhibit #327-4, and the Annexation revised 4/20/77 subject to the developer agreeing to nstall a sidewalk on the cul-de-sac in the northwest section. Commissioner Kandel seconded the motion. Plan Commission 4/20/77 R.M. -4- Upon roll call, the vote was: Commissioner Mendenhall yes Commissioner Goldspiel yes Commissioner Keister abstain Commissioner Kandel yes Commissioner Shields yes Commissioner Force yes Motion carried. Henderson/Koch Chairman Genrich stated that the Plan Commission will be setting `.i a Public Hearing date on this property. The developer has asked for B-4 zoning. The Public Hearing will be on the Annexation Agreement and plan. Commissioner Keister's Resignation Commissioner Keister formally tendered his resignation from the Plan Commission stating that the four years he has spent serving on the Plan Commission has been very rewarding. Approval of Plats Chairman Genrich and Commissioner signed the plat for ➢evonshire Unit #1, Final Plat of Ridgewood No. 2, and the Camelot Plat of Vacation. Adjournment Commissioner Keister moved to adjourn and Commissioner Mendenhall seconded the motion. The meeting adjourned at 12:00 Midnight. Respectfully submitted, -)c.fal .ten L da Isonhart Recording Secretary APPROVED: Carl Genrich, Chairman Li Plan Commission 4/20/77 R.M.