Loading...
1976-06-16 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Surety Homes, Grand Spaulding, --) (p Centex/Ridgewood_ j 1(41 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 (left at 10:15 p.m.) Mr. Keister Mr. Goldspiel Mr. Jacobs Mr. Kandel (left at 9:15 p.m. ) Mr. Kuenz Commissioners Absent : Mr. Shields Also Present: Mr. Richard Kaufman, Surety Mr. Richard Piggott, Surety Mr. Howard Alterman, Attorney, Grand Spaulding Mr. Leonard Kraus, Owner, Grand Spaulding Mr. Ronald Schwartz, Architect, Grand Spaulding Mr. Robert Fogarty, Centex Mr. Harry Leonhardt, Centex Mr. J. S. Bilheimer, Centex Mr. Joe Luciani, Centex Mr. Richard Burton, Michael L. Ives & Assoc. Mr. Michael Ives, Michael L. Ives & Assoc. Mr. Stan Crosland, Park District Mr. Robert Bogart, Trustee Mr. John Marienthal, Trustee Mr. Arnie Seaberg, Village Engineer - Mr. William Whited, Administrative Assistant Chairman Genrich stated he would call the Regular Meeting to order to formally approve Surety's Final Plat. After the approval the Public Hearing for Grand Spaulding would be held. Surety Homes Commissioner Keister made a motion to recommend to the Village Board the approval of the Final Plat for Surety Homes/Camelot Subdivision Phase II . upon receipt of a letter from the Postmaster regarding approval of three of five streets in the subdivision. Commissioner Mendenhall seconded the motion and the following vote was taken: Commissioner Mendenhall yes Commissioner Goldspiel yes Commissioner Harris abstain Commissioner Jacobs abstain Commissioner Keister yes Commissioner Kuenz abstain Chairman Genrich yes Motion carried. Plan Commission Page 2 June 16, 1976 Meeting adjourned for Public Hearing on Grand Spaulding and reconvened at 9:50 p.m. Grand Spaulding Commissioner Harris made a motion to recommend to the Village Board the approval of the petition for rezoning submitted by Grand Spaulding. The vote was as follows: Commissioner Mendenhall no Commissioner Goldspiel no Commissioner Harris no Commissioner Jacobs no Commissioner Keister no Commissioner Kuenz no Motion did not carry. Commissioner Mendenhall stated that he is not opposed to Grand Spaulding expanding. If one more commercial development is put on Dundee Road it will look like Wheeling. The benefits are not so great that it would justify losing the trust of the residents. Commissioner Goldspiel stated that more revenue could be generated if the entire parcel could be used. If this plan were approved, the vast majority of the land would not be put to immediate use. Commissioners Goldspiel and Harris will represent the Plan Commission at the Village Board meeting on this project. The meeting adjourned for the Public Hearing on Centex/Ridgewood and reconvened at 11:00 p.m. Centex/Ridgewood Commissioner Mendenhall made a motion that the Plan Commission recommend approval of the Preliminary Plan, Exhibit 103-21, as presented with the following exhibits: 1. 103-22 Preliminary Utility Plan 2. 103-23 Ridgewood Retention Pond Plan 3. 103-24 Lake County Soil and Water Conservation Report 4. 103-25 Revenue Study for Ridgewood 5. 103-26 Staff Plan Review 6. 103-27 Comparative Plan Study for Winston Square vs. Ridgewood 7. 103-28 Natural Resource Inventory for Ridgewood 8. 103-29 School Tax Revenues vs, Cost of Education Report for Ridgewood 9. 103-30 School Tax Revenues vs. Cost of Education Report for Winston Square 10. 103-31 Revenue Study for Winston Square 11. 103-32 village of Buffalo Grove Project Information Form 12. 103-33 Plan Data with attached Preliminary Plan Commissioner Keister seconded the motion. The following vote was taken: Commissioner Mendenhall yes Commissioner Jacobs yes Commissioner Keister yes Commissioner Kuenz abstained Commissioner Goldpiel yes Motion carried. Plan Commission Page 3 June 16, 1976 Commissioners Mendenhall and Keister will represent the Plan Commission at the Village Board meeting on this development. Chairman's Report Chairman Genrich stated he had received a copy of a memo from Mr. Heinrich regarding excessive slopes that have developed in Strathmore Grove. He asked Commissioner Keister to look into this and stated a solution might be to require a final grading plan as part of our subdivision ordinance. Chairman Genrich stated that there has to be more effective cooperation to get written reports from the Staff, Park District and even the developer to the Plan Commission in advance of the meetings. Chairman Genrich stated that there has been confusion in the densities of the PUD ordinance. A possible solution to avoid confusion may be to states Special Use PUD and identify PUD-4 or PUD-7, etc. Chairman Genrich asked if the Plan Commission wants to have a category that says PUD Special Uss - 12-16 as part of the ordinance or just recommend against it. Regarding the Village Center, Chairman Genrich asked how the Plan Commission felt regarding the possibility of getting bonds for the land and also if they thought it could be controlled on a developer-by-developer basis. Commissioner Jacobs stated that he didn't think bonds would work. There has to be a driving force to develop it or it won't be done. However, he does not think the Village would spend the money to do it. Commissioner Keister stated that he thinks timing has a lot to do with whether a referendum would pass. The only way it would be developed is if the Village takes an active role in it. Commissioner Goldspiel stated that he thinks it is a matter of priorities. The money should go into putting in utilities, etc. , and putting in an industrial center. Approval of Minutes Commissioner Mendenhall made a motion to approve the minutes of the Public Hearing of June 2 on the Price Veterinary Clinic subject to the following changes and corrections: In paragraph three, delete the third sentence and insert, "Commissioner Mendenhall consulted with members of the Commission and it was determined the Public Hearing would have to be re-scheduled (probably not before July 7) and likewise the re-advertising, or Dr. Price would have to go with the more restrictive B-1 Special Use zoning."; At the end of paragraph three insert the following sentence, "After Dr. Price had agreed to the hearing as published, Commissioner Mendenhall explained the ramifications of accepting more restrictive zoning." On page two, paragraph 6, connect the last two sentences with the following phrase,"and with the addition of insulation". Commissioner Keister seconded the motion and it carried unanimously. Commissioner Mendenhall made a motion to approve the minutes of the Regular Meeting of June 2 subject to the following changes and corrections: On page 4, the last paragraph, change the last sentence to read as follows: "After further discussion it was decided that 1. This was a legal problem and should be looked into by Mr. Raysa, and 2. Bill Whited is to review parking requirements and determine if the proposed deleted area must be compensated for someplace else within Plan Commission Page 4 June 16, 1976 the Miller Development."; on page six, paragraph four, add "by a fence" at the end of the last sentence. Commissioner Keister seconded the motion and it carried unanimously. Commissioner Mendenhall made a motion to approve the minutes of the Public Hearing on the Zoning Board of Appeals Changes of June 2 subject to changes and corrections. There were no changes or corrections. Commissioner Keister seconded the motion and it carried unanimously. Adjournment Commissioner Keister made a motion to adjourn, Commissioner Jacobs seconded the motion and the meeting adjourned at 11:25 p.m. Respectfully submitted, L' da Isonhart Recording Secretary APPROVED: Carl Genrich, Chairman 1 • PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Grand Spaulding June 16, 1976 Chairman Genrich called the meeting to order at 8:12 p.m. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Mendenhall Mr. Harris Mr. Keister Mr. Goldspiel Mr. Jacobs Mr. Kandel (left meeting at 9:15 p.m.) Mr. Kuenz Commissioners Absent: Mr. Shields Also Present: Mr. Howard Alterman, Attorney Mr. Leonard Kraus, Grand Spaulding Mr. Ronald Schwartz, Architect Mr. Robert I. Ford, Mill Creek Apartments Mr. Stan Crosland, Park District Mr. Robert Bogart, Trustee Mr. John Marienthal, Trustee Mr. Arnie Seaberg, Village Engineer Mr. William Whited, Administrative Assistant Chairman Genrich read the Notice of Public Hearing published in the Buffalo Grove Herald on Wednesday, June 2, 1976. He asked those present in this regard to introduce themselves and be sworn in. Mr. Howard Alterman, attorney for Grand Spaulding, introduced Mr. Leonard Kraus, owner of Grand Spaulding, and Mr. Ronald Schwartz, architect. Mr. Kraus and Mr. Schwartz were sworn in. Mr. Alterman showed the present property owned by Grand Spaulding on the Site Plan, marked Exhibit 474-7 in the Plan Commission files. He then showed the property which was just acquired last week from Miller Builders. It consists of 15.9 acres to the east and south of the property which they have owned for approximately 1 year. Mr. Alterman stated that Grand Spaulding is the number one source of tax revenue in the Village. They are the number two single source of property tax revenue in the Village of Buffalo Grove. Mr. Alterman stated that they are acquiring the land for the purpose of future expansion. There are no plans at present to construct any building whatsoever. Their only immediate plans are to extend the paved parking lot on one acre contiguous to Dundee Road. The Plan Commission Page 2 June 16, 1976 building addition, detention basin and additional building are only future thoughts. Mr. Alterman stated that in order to fulfill the public commitment to the Village they have decided to dedicate a portion of the property to the Village for use as a public park. No other use would be considered. The Village owns 3- acre in the northeast corner of the property for use as a future well site. He has been advised that the Village would perhaps donate the land for the construction of the park. Due to a meeting they held with the Park Board, Village Engineer, Mr. Larson and Mr. Whited at the request of the Plan Commission, the amount of property they are requesting rezoning for has been decreased. The Park District felt they needed a larger area to accommodate parking. Mr. Kraus agreed to extend the dedication an additional 29' . There would be parking for 20 cars. The Park District also asked for an access to the park from the south end. They feel the majority of the people using the park would be from Mill Creek. Mr. Alterman introduced Mr. Robert Ford. Mr. Ford will be the owner of Mill Creek Apartments. They have only to complete the closing. Mr. Alterman stated that he met with Mr. Ford and Mr. Whited regarding the portion of property belonging to Grand Spaulding that Mill Creek is currently using as a parking lot. After Mr. Ford comes into title he is willing to sit down with the Village and discuss an easement. Mr. Alterman stated that Mr. Kraus indicated at the meeting with the Park Board that assuming the Park Board could make an arrangement with the apartment owner he would be willing to donate an additional 135' on the south end of the property that could be used for public park. This would incorporate the parking lot. He added that the property has been examined and it has been concluded that if the parking lot on Grand Spaulding's property were not used, there would be sufficient parking for the apartments. The total dedication from Mr. Kraus would be 4.05 acres. With the addition of the 3- acre owned by the Village the total park area would be about 4.5 acres. They are requesting rezoning for 8.5 acres now. Mr. Alterman stated that they plan to hold the residential section of the property for investment purposes. He added that they are interested in preserving the home values but they also believe that the Village of Buffalo Grove has a responsibility to the business interests in the Village. Mr. Alterman read a notice which was distributed by a resident of Mill Creek to other residents of the area. He stated that he wished to respond to several points in the notice: 1. They have no intention of adding on to the building, putting in a detention basin or constructing an additional building at this time. 2. They will not double the size of the building and parking area. Mr. Alterman added that they are not trying to "slip" anything by the Village or homeowners. Plan Commission Page 3 June 16, 1976 Mr. Crosland confirmed that he did meet in a Staff meeting to discuss the revised plan. He stated that he had several questions: 1. Mr. Seaberg requested a topographical survey. Mr. Crosland asked if this has been supplied and this also leads into the question of earth moving and direction of drainage. Which way will the water flow at such time the plan is approved? 2. The possibility of sidewalk paving had been mentioned. 3. Would like to explore the possibility of finding some way to utilize a portion of the pool and the area not contemplated for building near the apartments for an active use area. Mr. Crosland stated that there is an 8' to 10' high wall of earth near the property owners on Crofton Lane. He added that this will reduce the amount of usable land. This wall extends from the property line of about 4 or 5 houses and roughly 50' in. It is a very steep slope running parallel to the property line. Chairman Genrich asked Mr. Crosland if he had a written statement for the Plan Commission from the Park District. Mr. Crosland stated that he did not have one. Chairman Genrich asked Mr. Seaberg if any recommendations had been made regarding the two lots still owned by Miller Builders in the northeast corner near the well site. Mr. Seaberg stated that no recommendations have been made at this time although they would be nice to have. Chairman Genrich asked Mr. Seaberg if there are any recommendations in terms of grading. Mr. Seaberg stated that he does expect that some of the fill on the' proposed park site will have to be removed and he thinks that realistically Grand Spaulding can use it. The question is will it be done now or later. If they need the fill it would be to their advantage to use it. Chairman Genrich asked if the Staff had a written report. Mr. Seaberg stated that they did not. Commissioner Jacobs asked if the park site should be graded in such a way so the water flows toward the detention area. Mr. Seaberg stated that it is not necessary. It is vacant now and is suppose to remain vacant. Commissioner Harris asked if there would have to be some drainage provided from the park site. Mr. Seaberg stated that there are some rear yard inlets along there which would serve one side of the park. Some inlets would have to be brought over to the Grand Spaulding line and Grand Spaulding would have to agree to drainage flowing across their property. Commissioner Harris stated that if the donation were made immediately some conditions would have to be put on it to take care of the water. Mr. Seaberg stated that overland drainage would suffice until the improvements are made. There would not have to be permission because that is the way it drains now. Plan Commission Page 4 June 16, 1976 Commissioner Harris asked if legally the Park District could design the area to drain to the west without requiring permission from the owner. Mr. Seaberg said they could unless they put storm sewers in and then they would have to get permission to cross the property. Chairman Genrich asked Mr. Ford if he could give a tentative feeling as to the access and granting it. Mr. Ford stated that he wonders if there would be some degree of automobile traffic through their roadways. They are also concerned about the insurance risks, liabilities, etc. These are questions they are presently reviewing with their attorney. They are interested in cooperating in any way possible. Commissioner Keister asked if the part of the parking lot on Grand Spaulding's property were given up would the zoning requirements still be met? Mr. Whited stated that they need 54.10 parking spaces. Without the portion on Grand Spaulding's property, they still have 67 parking spaces. He added that the part of the lot in question is the farthest from the apartment unit and is not desirable parking now. Commissioner Keister asked what problems would arise should the Village donate the well site and it is turned into parking for the park. Mr. Seaberg stated that he does not think there is any problem. They may need the site for underground storage but he does not think they will need it for a well site. Commissioner Harris stated that Grand Spaulding shows an access easement they will grant off of Dundee Road on the plan. He asked if they intend to grant that easement. Mr. Alterman replied that they will give a public access easement to the Village. Commissioner Harris asked what the ramifications would be if anyone was injured on the land in the parking lot on the south. Mr. Alterman stated that they have not had time to address themselves to this. They do have insurance and are covered. In response to a question from Commissioner Harris, Mr. Alterman stated that they could not give a guarantee to the Village that access will be given on the south end because they do not own that property. Commissioner Kuenz stated that the issue is commercial zoning on Dundee Road. Indications are that there will not be an active park site so the park site can be viewed as a buffer between commercial and residential. He added that he would be interested in information as to what this commercial would offer the Village. Mr. Alterman stated that they could expect about $100,000 in nine months' of tax revenues. Mr. Crosland stated that the park would be useful to the Park District. The area would not be for sports, however. It could be a large turf and landscaped area and more for passive use. Commissioner Jacobs asked if it would be suitable for tennis. Mr. Crosland stated that they could put in tennis courts. However, the question is accessibility to the site and at present there is no information on public access except from Dundee Plan Commission Page 5 June 16, 1976 Road, The Dundee Road access is not a suitable access even for driving. There are 12 tennis courts at the high school which the Park District now uses. Commissioner Jacobs asked what would preclude basketball activity, tennis activity, soccer activity, etc. , assuming we can get access through the south. Mr. Crosland stated that he did not think it could be used for these sports because of the proximity to the apartments and single-family homes. Commissioner Jacobs stated that they are asking for rezoning without a specific development plan. He asked what would be Grand Spaulding's feeling about being subjected to final site plan approval by the Village should the rezoning be granted. Mr. Alterman stated that they would not submit any type of plan that was not in keeping with the overall needs of Grand Spaulding. They would also represent that any structure that they would contemplate would have to comply with those regulations and ordinances in effect. Commissioner Jacobs asked if Grand Spaulding would be agreeable to removing the deposit of earth to a grade satisfactory to the Village Staff. Mr. Alterman stated that they have not had time to run any survey or make tests with regard to the land. He added, however, that they are flexible to grading. If they need the fill, perhaps something could be worked out with the Village. Commissioner Goldspiel asked if Grand Spaulding had any idea of what the additional display area would mean in tax revenue to the Village. Mr. Kraus stated that the Village gets $50 of every car sale. This would amount to about $30,000 a year. Commissioner Goldspiel asked if they would be using guard dogs in the expanded lot. Mr. Kraus stated that if they do, they will be fenced in. Commissioner Goldspiel stated that there are some rather substantial uses that can be made of that area connected with a car dealership. The Village has to consider anything that can be built under the zoning ordinance can be built there. Mr. Kraus stated that they intend no use other then automobile sales. Commissioner Mendenhall stated that the Plan Commission made a policy statement in 1972 that they would not want Dundee Road to look like Wheeling. Where the commercial was zoned at that time they would allow it to be built. After that it would be residential. Commissioner Mendenhall stated that at the last meeting he had asked Mr. Crosland to come back in with a statement of what the Park District would like. He asked Mr. Crosland to respond to this. Mr. Crosland stated that if it could be worked out with the apartments they would like to have an area in the configuration of a ball diamond around the swimming pool area. This is the only other addition they would ask. It would be about a 200' area close to the swimming pool. Something away from the dwellings. Plan Commission Page 6 June 16, 1976 Commissioner Mendenhall stated that he was concerned that perhaps we were getting a park no one will use. He added that the original zoning of R-9 provides a buffer from commercial to residential. In reality the park will become a buffer. Mr. Alterman stated that the 4 acres intended for park land is worth in excess of S100,000. Commissioner Mendenhall stated that once this is zoned B-4, the Village has practically no control over it. Mr. Alterman stated that they are not developers and are not in the business of buying or selling land. They do not want shopping centers, apartments, restaurants, body shops, Etc. Commissioner Mendenhall said that if they should leave the area the next person can do whatever they want. Mr. Alterman stated that there should be a certain amount of trust in any relationship and he asked that the Village put their trust in Mr. Kraus considering his economic input to the Village. Mr. Richard Reid, 990 Crofton Lane, stated that he wished to read from the letter which was the notice that Mr. Alterman had read from earlier in the meeting. It was written by Mr. and Mrs. Reid and distributed to the residents of Mill Creek. Mr. Reid read the letter. He stated that at the last workshop meeting Mr. Alterman did comment that they were in the future planning to double the size of their present building and planned to add a third building for fleet leasing. Mr. Reid added that he has talked to appraisers and realtors and they stated that housing next to commercial will sell lower. He also read from an article which stated that there would be a $3,000 to $5,000 depreciation on a house if it is backed up to commercial property. The issue is not the park land, it is the commercial. Mr. Reid stated that he does not see how this is beneficial to the Village of Buffalo Grove. It is the consensus of the people he and his wife have talked to that the park land is not worth commercial. Commissioner Goldspiel asked who the people are that Mr. Reid was referring to. Mr. Reid stated that they had a meeting with approximately 20 homeowners from Crofton Lane. He added that when they bought their homes they were shown a plan on which there were apartment buildings behind their homes and this is what they expected when they bought their homes. Mr. Alterman stated that they can not be bound to what Miller used in his sales pitch to homeowners. Also, Dundee Road has been declared a state highway and the best use for it would be commercial at this time. Mr. Krasner, 1036 Crofton, stated that two weeks ago Mr. Alterman said that they weren't going to do anything for 10-20 years. He has not heard him say that tonight. Mrs. Barbara Floyd questioned the consideration of a plan which has been submitted without a topographical survey, on which no detailed engineering has been done and on which there is a question about the access from Dundee Road for the park. ,r. John McDonald, 811 Essington, stated that he lives in Lake County in Buffalo Grove and has been following the proceedings on a regular basis in the paper. As a resident of Buffalo Grove he is interested Plan Commission Page 7 June 16, 1976 in the taxes and revenue created from taxes which will dilute his taxes. He also sees the proposed park as very beneficial. Mr. McDonald added that this proposal should be looked at as for the Village of Buffalo Grove as a whole and not just a few people. Commissioner Goldspiel asked Mr. McDonald if he had considered what the alternative tax revenue might be if this area were developed as apartments as originally planned. Mr. McDonald stated that personally he would rather see more business brought to Buffalo Grove. Mr. Bogart asked Mr. Kraus when they could comment on removing the fill from the property. Mr. Kraus stated that if the soil tests are acceptable they would move it right of way. Commissioner Jacobs stated that an opportunity has been presented offering some form of park and the residents are opposed. Several months ago they opposed an apartment development. He asked the residents what they expect on that property. They have to be realistic and can't expect that someone will build the exact development they would like to see happen. Commissioner Mendenhall stated that the residents were against the kind of multi-family several months ago, not multi-family in general. Commissioner Harris read a letter sent to the Plan Commission from Mrs. Penny Dobrich, 701 Wyngate. Commissioner Kuenz read a letter from Mr. and Mrs. Edward LeBlanc. These letters along with ones from Mr. and Mrs. J. Michael Neumann and Mr. and Mrs. Richard Reid were entered into the record. All opposed the proposed expansion of Grand Spaulding. The Public Hearing adjourned at 9:50 p.m. Respectfully submitted, L'nda Isonhart Recording Secretary APPROVED: Carl Genrich Plan Commission Chairman PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Centex/Ridgewood June 16, 1976 f Chairman Genrich called the meeting to order at 10:00 p.m. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Mendenhall Mr. Harris (left at 10:15 p.m. ) Mr. Keister Mr. Goldspiel Mr. Jacobs Mr. Kuenz Commissioners Absent: Mr. Shields Mr. Kandel Also Present: Mr. Robert Fogarty, Construction Manager, Center Mr. Harry Leonhardt, President, Centex Mr. J. S. Bilheimer, Vice-President, Centex Mr. Joe Luciani, Director of Land Development, Centex Mr. Richard Burton, Michael L. Ives & Assoc. Mr. Michael Ives, Michael L. Ives & Assoc. Mr. Stan Crosland, Park District Mr. Robert Bogart, Trustee Mr. John Marienthal, Trustee Mr. Arnie Seaberg, Village Engineer Mr. William Whited, Administrative Assistant Chairman Genrich read the Notice of Public Hearing published in the Buffalo Grove Herald on Wednesday, June 2, 1976. He asked those present in this regard to introduce themselves and be sworn in. Mr. Robert Fogarty, Centex, introduced Mr. Harry Leonhardt, President of Centex; Mr. J. S. Bilheimer, Vice-President of Centex; Mr. Joe Luciani, Director of Land Development of Centex; Mr. Richard Burton of Michael Ives & Assoc. ; and Mr. Michael Ives. All were sworn in by Chairman Genrich. Mr. Fogarty stated that they are asking for approval on a revised land plan. The original development was called Winston Square. It is now called Ridgewood. He presented the following exhibits: 103-21 Preliminary Plan 103-22 Preliminary Utility Plan 103-23 Ridgewood Retention Pond Plan 103-24 Lake County Soil and Water Conservation Report 103-25 Revenue Study for Ridgewood 103-26 Staff Plan Review 103-27 Comparative Plan Study for Winston Square vs. Ridgewood 103-28 Natural Resource Inventory for Ridgewood Plan Commission Page 2 June 16, 1976 103-29 School Tax Revenues vs. Cost of Education Report for Ridgewood 103-30 School Tax Revenues vs. Cost of Education Report for Winston Square 103-31 Revenue Study for Winston Square 103-32 Village of Buffalo Grove Project Information Form 103-33 Plan Data with attached Preliminary Plan Mr. Fogarty stated that they will have 112 single-family homes with a minimum lot size of 7560 square feet. The average lot size is 8829 square feet. There are 4 zero-lot line homes with a minimum lot size of 3800 square feet and an average lot size of 5445 square feet. The 64 duplex lots are a minimum of 3060 square feet and an average of 3540 square feet. There are 24 townhome lots with a minimum size of 2222 square feet and an average of 2720 square feet. Mr. Fogarty stated that the duplex lots are similar to what exists on the present land plan but are replatted slightly because of relocation of the school site. Mr. Ives stated that the pavements are all dedicated. They are 24'wide. There are a few with a turn-around and quite a few have long stub streets on the present approved plan. There is a 1.3 acre commercial site in the southwest corner and a 10-acre elementary school site. Mr. Ives stated that there are no areas subject to flooding on the property itself. According to their topographical studies the property flows from a westerly direction to an easterly direction. Mr. Ives presented the Lake County Soil and Water Conservation Report dated November 29, 1972, in which they recommend the requested PUD zoning be granted subject to the recommendations stated in the conclusion of the Natural Resource Evaluation. Mr. Ives stated that the balance of the model home area will be developed into duplexes. The total number of duplexes is 64. The single-family streets have a 53' right-of-way with 27' of pavement and an 8' parkway. There are 5' sidewalks on each side. On the cul-de-sacs there is a 60' radius on the right-of-way and a 43.5 radius on the turn-around. Mr. Ives reviewed the revenue studies presented as exhibits. In reviewing the annual deficit revenues for Ridgewood and Winston Square he stated that the school site could be sold if the school does not want to build on it. He added that there will always be a deficit. Mr. Luciani explained the preliminary utility layout. He stated that they were working with a site plan that had many restraints on it. There is a sanitary sewer line in the northeast corner. All sewage will dis- charge to that point. There is a drainage overflow just below that on the plan. The water supply is presently contemplated as a cross-connection with the Lake County water supply system. They also plan to bring water from Buffalo Grove Road through a series of networks of watermains to get water to the townhouse section under construction. Plan Commission Page 3 June 16, 1976 Mr. Luciani presented a schematic drawing of the retention lake that exists on the site. The slopes are all manageable. Commissioner Mendenhall stated that he thought they basically had done an excellent job in revising the plan. The access to the school has been opened up as requested at the previous meeting with Centex. It is 27' at the right-of-way line, 37' at the building property line and 70' in the rear. Commissioner Mendenhall asked if they would be putting in a sidewalk from the area of the retention lake to the school site. Mr. Luciani stated they would be putting in a bituminous one. Commissioner Mendenhall stated that his figures for the school deficit were different from Centex. Mr. Ives stated that we are on a population decline but he had to utilize figures represented by Buffalo Grove even though he thinks they are too high. Mr. Crosland stated that he had no statement from the Park District. They are not the recipients of any land but in an advisory capacity, they would work with them. k property owner stated that she lives on the northwest side of the proposed development and questioned the amount of area between the townhouse units. Mr. Fogarty stated that there is 55' to 60' between the garages and buildings. He added that there will be no road or vehicle traffic between the resident's lot and the townhomes. The resident, who did not wish to identify herself, asked Mr. Seaberg about an unfinished street near her home. After further discussion the resident was asked to contact the Village Staff regarding this issue. In response to a question from Commissioner Goldspiel, Mr. Luciani stated that the development will be using Buffalo Grove water and there will be a meter in the northeast corner for emergency use of Lake County water. Mr. Seaberg stated that the water supply from Lake County is treated as temporary. Once they have Buffalo Grove water the. Lake County supply will be turned off and used only for emergencies. Mr. Seaberg stated that the problems that arise with this project are due to the existence of the utilities in the ground. They have seriously limited the scope of this project. He added that he does not like the long corridor between the zero-lot line homes and the duplexes but with the utilities there is no other way to service it. It will be a maintenance problem. There are also still problems to be worked out with Tektron. Mr. Seaberg stated that the Lake County Soil and Water Conservation report had stated that the school site was not buildable. However, the report . was for a 124 acre project, not- just this half. The west half of the project is the better half by far. The poorer soil conditions are in the east half. Mr. Seaberg stated that he does not believe there are any problems with regard to building on the school site or the rest. Plan Commission Page 4 June 16, 1976 The Public Hearing adjourned at 11:00 p.m. Respectfully submitted, L nda Isonhart Recording Secretary APPROVED: /42 Carl Genr ch, Chairman Li