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1977-03-16 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Falcon Development, Mueller/Green, Plaza Verde Phase II, Ridgewood, Elston Shopping Center, Official Zoning Map March 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 Mr. Mendenhall Mr. Harris Mr. Keister Mr. Shields Mr. Goldspiel Mr. Kandel Mrs. Force Also Present: Mr. Jerry Falcon, Developer Mr. Larry Falcon, Developer Mr. John Kinley, Toups Corporation, Falcon Mr. Alan Uman, Toups Corporation, Falcon Mr. Raymond Green, Developer Mr. David Addis, Attorney, Mueller/Green Mr. Robert Cowhey, Engineer, Mueller/Green Mr. John Barger, School District 21 Mr. Stan Crosland, Park District 1 Mr. William Kiddie , Park Board Mr. Bart Delaney, Engineering Aide Mr. Carl Rapp, Village Engineer Approval of Minutes Commissioner Keister moved to approve the minutes of the Regular Meeting of March 2 subject to changes and corrections. Commissioner Shields seconded the motion. The following corrections were made: Page 7, line 2, insert "in the Ridgewood Development" between "lake" and "to" ; add to point #5 "and the requirements of the Zoning Ordinance regarding number of spaces and paving." ; insert new paragraph between first and second paragraph on page 7 stating that Commissioner Goldspiel ask,,d if there would be any discrimination by race or religion in the membership of the club and Mr. Rockel replied that there would not be. The motion carried upon vote. Falcon Development Mr. Jerry Falcon presented the revised development plan for their property located at Nichols Road and Arlington Heights Road (Exhibit #216-2). He stated that they have changed the exit of the development from Arlington Heights Road to Nichols Road. Also, based on the future development of the property to the south they have developed an exit to the south to tie in with it. Plan Commission Page 2 March 16, 1977 Mr. Falcon reported that he had met with the Park District as requested and the Park District has accepted the 3.4 acres of land. Since the last meeting with the Plan Commission they have also met with Mr. Rapp several times and coordinated with information from the village of Arlington Heights regarding the development of adjoining property. Commissioner Shields stated that when they moved the exit from Arlington Heights Road to Nichols Road and added the exit to the south it looks like they may have lost two lots. He asked the developer where these two lots were picked up. Mr. Falcon replied that there were lots in these areas that exceeded the minimum so they were able to make these changes and still meet the minimum requirements. He added that they also changed the configuration of the open area in the southeast corner but it is still 2.4 acres. Regarding the drainage off the adjacent parcel, Mr. Uman showed a plan which depicted the ridge lines. He stated that the property to the south drains in three directions, a small portion to the north, a larger portion directly south and about 30 acres drain directly to the east. It exits at the same place as the subject site. They see no problems whatsoever for the property to the south to have a basin adjacent to the Falcon property and expand the park area. Commissioner Goldspiel expressed his concern regarding the street pattern and how the streets in the development to the south would be layed out and where the exits would be. Perhaps the traffic problem has just been postponed by changing the exit to Nichols Road. Mr. John Barger from District 21 stated that they had met with the developer. He located Longfellow school on the plan and stated that this is the school the elementary students from this development would be attending. It is quite a way for students to go up to Nichols and over and down to the school and he does not think they will follow the street pattern. He feels they have increased the danger for the kids going to school by taking out the street onto Arlington Heights Road. Mr. Barger suggested that the developer look at the safety for the kids going to school as he plans the development. He added that it is difficult to have a crossing guard at a point where there is no natural stop. Commissioner Harris suggested putting in a signal for the children to cross with. Commissioner Goldspiel inquired about the possibility that District 21 will be having another school on the west side of Arlington Heights Road. Mr. Barger replied that as of now they do not project needing additional school sites. They may have to shift some attendance lines eventually, however. Commissioner Force asked Mr. Barger if he had a specific recommendation as to the street pattern of the development for access to Arlington Heights Road for the children. Mr. Barger recommended that as a minimum there be a walkway through the park with a signalized student passageway. Commissioner Goldspiel suggested funneling the children down to Beechwood. Plan Commission Page 3 March 16, 1977 Commissioner Force expressed her concern regarding children having to walk an increased distance to the school because of the street pattern. At the Park District meeting a resident suggested more of a loop system with more cul-de-sacs. She added that she is also concerned about the children crossing Arlington Heights Road. Mr. Rapp suggested that he meet with Cook County regarding a signalization for crossing Arlington Heights Road. Mr. Barger stated that this would help and he would also like to see a walkway through the park. Regarding funneling the pedestrian traffic down to Beechwood as suggested by Commissioner Goldspiel, Commissioner Mendenhall stated that if this is done perhaps they should fence the park. Mr. Kiddie replied that he does not think a fence would stop the kids because they would climb it. If there is a pedestrian signal on Beechwood, however, maybe a bike path could be provided going south to funnel students to cross at this place. There was a short discussion regarding the possibility of putting a street exiting onto Arlington Heights Road along the south side of the property. Chairman Genrich asked about bike paths in the development. Mr. Rapp stated that there is no room for these dimension-wise within the righ- of-way. According to Mr. Kinley, a 5' public right-of-way between the two loop streets on the west could be provided. Commissioner Harris replied that the actual paved area should be 5' to 8' but the amount of land actually dedicated is considerably larger (25' or more). Mr. Kinley stated that these things can be addressed when the plan is finalized. He added that the park area can also be utilized to provide a bikeway out to Arlington Heights Road. In answer to Commissioner Force' s comment concerning a loop street system, Mr. Kinley stated that in a linear piece of property you cannot have a series of cul-de-sacs. Mr. Rapp reported that the developer is in complete agreement with the ordinances and also in coordination with Arlington Heights. In reference to the discussion regarding a street along the south edge of the property, he stated that there is a jog in the property line at Beechwood that complicates this. The street would not line up with Beechwood. Chairman Genrich asked Mr. Rapp if he had met with Arlington Heights regarding the status of the Stavros property. Mr. Rapp replied that Mr. Stavros denies any plans for the property at present. It is zoned multi-family and single-family and he feels something will be happening with this property in the near future but officially any development of it has been denied. Mr. Rapp stated that at present Falcon will improve their half of Nichols Road. The other half will wait until the property to the north is developed. Mr. Crosland stated that at the Park District meeting Mr. Falcon was asked if it was their intent to provide the trees shown on the plan in the park areas and he indicated that they will provide these. Plan Commission Page 4 March 16, 1977 At Chairman Genrich' s request, Mr. Kiddie read the resolution adopted by the Park District stating that trey approved of the cash and acreage donation. In response to Commissioner Goldspiel, Mr. Falcon stated that they will save as many trees as possible. There was a discussion regarding the pedestrian access to Nichols Road. Mr. Kinley stated they are in agreement to provide the necessary pedestrian easement through the loop streets. Commissioner Harris stated that the dedicated pieces of property should be 25' . The streets to be connected are the west loop, the cul-de-sac and the east loop. Mr. Larry Falcon asked how the 25' figure was reached. Commissioner Harris replied that other developers have been dedicating 40' . It depends on the Engineering Department' s requirement. Commissioner Keister asked the developer if he had considered a straight grid street pattern. Mr. Falcon replied that they had but the drainage dictates the street pattern. Discussion followed regarding the street pattern and walkways. Commissioner Keister suggested that they move the connector street on the south up to the north and put it where lots 66 and 46 are. Commissioner Harris asked the developer to consider the pedestrian access around the development and show it to the Commission the next time they meet with them. Mr. Falcon asked what the smallest width allowed would be. Commissioner Keister replied 20' . Regarding the location, Commissioner Harris stated connecting the two loop streets in the southwest, somewhere from the cul-de-sac to Nichols and in the northeast corner. Commissioner Kandel reminded the developer of the exit through the park area. The developer stated he would be agreeable to work these things into the revised plan. Chairman Genrich asked that they also work out the street pattern a. little better. Commissioner Harris asked about the development of the area to the west of this property. Mr. Rapp reviewed the plans for this area and showed the plans he presented at the Plan Commission's Workshop Meeting on February 23. Commissioner Harris was not present at that meeting. In response to Commissioner Harris, Mr. Rapp stated that the hill will be landscaped and will serve as a buffer. Commissioner Keister asked about the right-of-way of the streets. Mr. Falcon replied that it is 50' on Arlington Heights Road, 40' on Nichols and Kennicott and 60' with 27' back-to-back pavement width on the development streets. In response to Commissioner Keister, Mr. Kinley stated that 39 lots are minimum lot size. Commissioner Keister asked if he were awar cf the proposed changes to the ordinance on the rear yard and side yard setbacks and was he prepared to meet these. Mr. Falcon replied that he was aware of these but would not meet them. Also in reply to Commissioner Keister, he stated that there are sidewalks on both sides. Commissioner Mendenhall stated that there are trees on this property and had the developer given any thought to relocating portions of the park to take advantage of the trees. Mr. Falcon replied that they are still working on the geometries of the plan. Plan Commission Page 5 March 16, 1977 Commissioner Mendenhall stated that the money the school was taking was supposed to be spent on capital improvements. He asked Mr. Barger what they planned to spend the cash donation on. Mr. Barger replied that as far as building from the ground up, they have no plans but there are a lot of improvements that are needed. The Board would have to make the determination on how this is spent. Commissioner Goldspiel asked what figures the school donation was based on. Mr. Falcon replied January 15, 1977. Mr. Crosland added that at present the 1977 figures are in effect for all developments coming before the Village. Mr. Rapp asked if the school district would be willing to pay for the signal control. Mr. Barger replied that he cannot speak for the Board. Commissioner Goldspiel asked if there would be a noise problem with the trap shooting on the other side of the hill. Chairman Genrich suggested that the Staff check with the Police Department regarding this question. Chairman Genrich questioned whether the Plan Commission should take a position on screening or fencing along Arlington Heights Road. There was a short discussion regarding the street dedication of Kennicott to Arlington Heights. Mr. Rapp stated that this was a result of meetings with Arlington Heights. This is not something the developer has to do at this time. He does not see any reason why this cannot be dedicated to Buffalo Grove instead. Chairman Genrich thought this may be something the Plan Commission will want to look at further. At Chairman Genrich's request, Mr. Kinley dated the file copy of the plan March 1, 1977. He also initialed it. This will be the document advertised for Public Hearing. Chairman Genrich asked if something could be worked out with the development of Nichols to prevent having half a street, perhaps by working out a recapture agreement. Commissioner Harris asked the developer to straighten out the street on the south end of the property. Mr. Kinley stated they would do this. Chairman Genrich summarized the discussion with the following points: 1. The developer will work out a pedestrian plan, which may include a new street pattern, that will resolve problems of the left loop, cul-de-sac near Nichols and the right loop in the north. Incorporate this as part of the plan presented for the Public Hearing and submit this 10 days before the Public Hearing. 2. The plan should show a walkway through the south edge of the park and coming out around Beechwood. 3. Mr. Rapp will check with the proper highway department about a pedestrian access light and then inform Mr. Barger about the cost to see if the school would be willing to pay for it if the highway department won' t. Plan Commission Page 6 March 16, 1977 4. Ten days prior to the Public Hearing the Plan Commission should have in hand letters from School District 21, the Police Department (commenting on the traffic pattern and possible noise problem from the trap shooting) , Fire Department, Appearance Commission (relative to trees) , and any other appropriate public agency. 5. The Plan Commission will review the annexation agreement at a later date and this will be distributed with the other information for the Public Hearing. 6. The Staff should submit a written report ten days prior to the Public Hearing. 7. Mr. Rapp should talk to Arlington Heights, the developer and Village Manager regarding the half-street. See if there is some way to work out a recapture agreement. 8. The developer should correct the street jog on the south. 9. Mr. Rapp should distribute copies of the consultants' noise study to the Plan Commission. 10. The developer should provide a list of surrounding property owners for the Public Hearing notice. The Public Hearing was set for April 20 at 9:0C P.M. Mueller/Green Mr. Addis stated that at Monday night' s Board meeting the Board in principle approved unanimously the park plan. Also, as requested at the last meeting with the Plan Commission, the changes have been made in the annexation agreement and the plan has been redrawn so that the 50' streets are now 60' . They are now asking for straight R-5 zoning. Mr. Hitzeman stated that the School District is satisfied and all questions and concerns have been answered. Mr. Crosland asked what the status of the 320,000 escrow fund is. Mr. Rapp replied that this willttransferred to the Park District for them to use for the park. It will be given by Mr. Al Frank. There was a change in the configuration of the park and Mr. Kiddle asked if they still have a potential for some off-street parking. Mr. Rapp replied that they do. Mr. Rapp reported that there are no variances involved and he thinks it is an excellent plan. Commissioner Harris questioned the six-months for conveyance in the annexation agreement. Mr. Rapp and the developer stated that this is adequate. Plan Commission Page 7 March 16, 1977 Commissioner Mendenhall asked Mr. Hitzeman if they still want the school in the original location and he replied that it is fine where it is. Regarding the northwest lots around the small cul-de-sac , Commissioner Keister asked Mr. Rapp if he could see any problem with the side yard setback. Mr. Rapp replied that he did not. Commissioner Goldspiel asked if the water retention in the northeast portion of the site has been resolved. Mr. Addis stated that when the Levitt plan is complete (on the Wagner parcel) they will get together with them to handle this. Should this not work out, a few lots in this area will be the detention area. Chairman Genrich summarized the meeting with the following points: 1. A list of property owners surrounding the development should be provided by the developer. 2. Ten days prior to the Public Hearing the Plan Commission should have in hand letters from the Park District, School District, Police Department, Fire Department and the Appearance Commission (regarding the trees). 3. The Staff should provide a written report ten days prior to the Public Hearing. 4. Chairman Genrich will get a legal opinion regarding the trade-off of land for the park. 5. The developer will prepare a plan showing the surrounding land uses and will have this for the Plan Commission ten days prior to the Public Hearing. I The Public Hearing was set for April 20 at 3:00 P.M. Plaza Verde Commissioner Kandel moved to approve the Plaza Verde Unit II Plat of Subdivision (Exhibit #174-19) dated February 22, 1977, subject to the addition of the rear lot setback line. Commissioner Harris seconded the motion. The motion carried. Commissioner Goldspiel abstained. The Plan Commission asked that in the future the Staff bring the plats to them first for signature and not to the Board. Elston Shopping Center Commissioner Kandel moved to recommend to the Village Board the approval of Country Court Subdivision (Exhibit #915-6) subject to all required setback lines being included on the Plat of Survey (front, rear and street side). Commissioner Harris seconded the motion. The motion carried with Commissioner Goldspiel voting "no". Commissioner Goldspiel voiced his objection to the procedure followed in approving this and other plats. Plan Commission Page 8 March 16, 1977 Ridgewood Commissioner Kandel moved to recommend the approval of the Plat of Dedication for Horatio Boulevard (Exhibit #103-37), which is part of a Ridgewood requirement, dated March 3, 1977, from Pauline Avenue south and including a portion of Mahogany Drive. Commissioner Harris seconded the motion. The motion carried. Commissioner Goldspiel abstained. Zoning Map Mr. Delaney informed the Commission that he did not show the park sites in the Zale Development. He is waiting until the street plan is drawn in on that map. Commissioner Mendenhall moved that the Plan Commission recommend to the Village Board the approval of the Official Zoning Map with the stipulation that the underlying zoning is put on the park by Grand Spaulding and the status of the Chesterfield property be checked on and changed on the map, if necessary. Commissioner Keister seconded the motion and it carried unanimously. Adjournment Commissioner Goldspiel moved to adjourn and Commissioner Force seconded the motion. The meeting adjourned at 11:00 P.M. Respectfully submitted, L nda Isonhart Recording Secretary Al `'ROVED: 1 ' X Carl Genrich, Chairman