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1976-05-19 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION May 19, 1976 Grand Spaulding, Ridgewood/Centex (Winston Square) Surety/Camelot L/ Chairman Carl Genrich called the meeting to order at 8:15 p.m. in the Municipal Building, 50 Raupp Boulevard. i Commissioners Present: Chairman Genrich Mr. Mendenhall Mr. Harris Mr. Shields Mr. Goldspiel Mr. Kandel Commissioners Absent: Mr. Keister Mr. Jacobs Also Present: Mr. Howard Alterman, Attorney, Grand Spaulding Mr. Leonard Kraus, President, Grand Spaulding Mr. Ronald Schwartz, Architect, Grand Spaulding Mr. J. S. Bilheimer, Vice-President, Centex Mr. Richard Burton, Michael Ives & Assoc.,Centex Mr. Robert Fogarty, Construction Manager, Centex Mr. Harry Leonhardt, President, Centex Mr. Michael Ives, Michael Ives & Assoc. , Centex Mr. William Kiddle, Park District Board Mr. Stan Crosland, Park District Mr. Richard Glauner, Appearance Commission Mr. James Kuenz, Prospective Member Mr. Arnold Seaberg, Village Engineer Mr. William Whited, Administrative Assistant Chairman Genrich informed the Commission that Commissioner Keister had called him earlier in the day and he would not be at the meeting because he had to work. Approval of Minutes Commissioner Shields made a motion to approve the minutes of May 5 subject to changes or corrections. Commissioner Mendenhall seconded the motion. The following correction was made to the May 5 minutes: Commissioner Jacobs was listed as being present but he was riot. The motion carried that the minutes be approved. Grand Spaulding Mr. Howard Alterman, Attorney for Grand Spaulding, introduced Mr. Leonard Kraus, President of Grand Spaulding, and Mr. Ronald Schwartz, Architect. Plan Commission Page 2 May 19, 1976 Mr. Alterman stated that presently Grand Spaulding owns property on the corner of old Arlington Heights Road and Dundee Road. The building is 25,000 square feet of usable surface. The 2.9 acres at the back of the lot is not being used at this time and there are no plans for it. The legal title owner of the land they wish to purchase is the American National Bank. It consists of 15.95 acres. The only usable part of this land for Grand Spaulding is the property that is contiguous to what they presently own. The property in the rear will be used 1 for investment purposes and at present they have no plans for it. Grand Spaulding would like to use 9.42 acres for the purpose of the automobile agency. They plan to expand the existing building to the east and will be using the area along Dundee Road to expand their asphalt lot. They will also put in trees in this area. The same type of lighting they have used previously will be incorporated. The overall project will take from 5 to 15 years and will cost $3,000,000-$6,000,000. The building would be a 45,000 square foot structure. They also plan to put a structure to the rear of the lot which they call a staging building. Mr. Alterman added that Grand Spaulding does not need all the land they are purchasing and the President of Grand Spaulding, Mr. Leonard Kraus, is prepared to dedicate 3.31 acres to the Village of Buffalo Grove for the purpose of a park. In response to a question from Commissioner Shields, Mr. Schwartz stated that they have a detention area but would like to consider working with the Village and putting in a pond for retention. Commissioner Shields asked what would be constructed first. Mr. Schwartz stated that they would put in the parking lot now and the building expansion would come later. Commissioner Harris asked what zoning they are requesting. Mr. Alterman replied that they are requesting B-4. Mr. Kiddle asked what the elevation of the land is. Mr. Schwartz replied that the northwest side of the creek is low and is pitched toward the creek. The land on the southeast side is higher due to quite a large pile of land fill which has been dumped there, Mr. Kiddie asked what condition this land will be in at the time of transfer. Mr. Alterman stated that they are flexible but do not wish to commit themselves until they have had time to discuss the matter more fully. Commissioner Harris asked when they would be prepared to make the transference of the land to the Village. Mr. Alterman stated that they are prepared to dedicate the park land now. However, Mr. Kraus would like to retain the responsibility of naming the park. Commissioner Harris asked if there are any restrictions in the agreement with Miller Builders as to what can be done with the residential section of the property they are purchasing along Arlington Heights Road. Mr. Alterman stated that there are no restrictions. Commissioner Harris asked if they would be willing to set up some restrictions. Mr. Alterman stated that they would consider any reasonable ones. Commissioner Kandel stated that when a developer came before the Commission several months ago for approval to develop this land he Plan Commission Page 3 May 19, 1976 had stated that he approached Mr. Kraus concerning Grand Spaulding developing on the portion to be zoned for commercial and he had said "no". Commissioner Kandel asked Mr. Kraus why he had changed his mind. Mr. Kraus stated that they needed more then the 3 or 4 acres offered by the other developer and he was waiting for the option to run out and then buy the entire parcel himself. Commissioner Kandel stated that to continue expansion of commercial property on Dundee Road would negate the important parcel of property 4 across Dundee Road from Grand Spaulding. It is a question of whether the Village is going to follow the Master Plan to protect the Village. He added that the longer the property is held as residential the better opportunity the Village has of developing the rest of Dundee Road as residential. In response to a question from Commissioner Goldspiel, Mr. Schwartz stated that they have a detention area that they would like to eliminate and work with the Village Engineer in putting in a permanent pond deep enough to retain water all the time. From the pond to Dundee Road the water will go underground in ,tile. cL aLr, (PlaI70 Commissioner Goldspiel asked if the parking area for the park could have an easement to the drive which has an existing curb cut on Dundee Road. Mr. Alterman--replied that the suggestion is workable. Commissioner Mendenhall suggested that the access be moved to old Arlington Heights Road instead of Dundee Road. He added that it would take cars away from the park site. Commissioner Mendenhall asked if it would be possible to move the detention pond closer to Dundee Road and closer to the park so it would seem like part of the park. Mr. Schwartz replied that it is in the lowest area of the property and they do not want it near the park because of children. Commissioner Mendenhall asked if they would be willing to change the shape of the park. Mr. Alterman replied that they are prepared to listen to suggestions. Mr. Whited stated that this is an opportunity to get some park land in the Mill Creek area through dedication. It is possibly the last chance. The Village already owns i acre there so they are talking about almost 4 acres of park land. Commissioner Mendenhall asked if Grand Spaulding would consider selling more land to the Park District should they decide they want more. Mr. Alterman stated that they have no objections to this. Mrs. Betty Reid, 990 Crofton Lane, Stated that she lives directly behind the proposed park site. Her first concern is the large Plan Commission Page 4 May 19, 1976 structure in the corner. The plans she originally saw did not show a structure in that area. She added that she is also concerned about the lighting. The lighting has bothered the residents in Mill Creek. They are too bright and too tall. She asked that the developers keep this in mind. Commissioner Shields made a motion that a Workshop Session with Grand Spaulding be held on June 2 and the Public Hearing be held on June 16. Commissioner Kandel seconded the motion. The motion carried unanimously. Mr. Kiddie stated that he thinks the Park Board will require another access to the park. This will be discussed further at the meeting with the Park Board. Chairman Genrich asked that the following points be considered before the June 2nd meeting: 1. The developer will work with Mr. Seaberg, Mr. Whited and the Park District staff to resolve the problems. 2. The Staff was asked to look at the location of the staging building and see if they feel there is a better location for it. l 3. The developer was asked to consider the problem of access. Not only the park access but also Mr. Seaberg's and the Staff's recommendation in terms of what is the best way to service the staging building. Also, what consideration should be made in terms of public right- of-way for an internal street system. 4. When the developer comes in on the 2nd he should have an expanded site plan showing the surrounding area where there are homes, streets, apartment buildings and the swimming pool. 5. Prior to the June 2nd meeting, Mr. Harris was asked to look at the agreement when the Grand Spaulding dealership use was granted and see if there are some conditions we would want to request of them in terms of use or limitations of use of the property. 6. A legal description should be provided almost immediately in order for the Notice of Public Hearing to be published. 7. The developer should keep the Staff advised of his meetings with the Park Board and the Staff was asked to assist in getting things resolved. Plan Commission Page 5 May 19, 1976 ` Ridgewood/Centex (Winston Square) Mr. Richard Burton, Associate with Michael Ives & Assoc. , presented a development plan (Exhibit 103-20) for the area formerly known as Winston Square and now known as Ridgewood. Mr. Burton stated that aside from providing a turn-around area the townhomes remain the same. The area originally planned for zero lot line homes is now planned for 64 duplexes. The plan has been layed out to take advantage of the existing underground utilities and roadways constructed to date. The remainder of the area is planned for single-family homes. The school site has changed in configuration but is still 10 acres net. The unit count on the site is 112 single family, 108 townhomes (including existing models) , 64 duplexes and 4 existing zero lot line homes which totals 288 dwelling units. This is a decrease in the number of units. The original total was 420. Mr. Burton stated he has reviewed this plan with members of the Staff and has also met with the Fire Protection District and Park District and there are no major problems with the plans. Commissioner Shields asked if they would have a model home area for the single family homes. Mr. Burton stated that they will be in the same area as the other models. Mr. Fogarty, Construction Manager of Centex, stated that as soon as they get approval from the Village Board they would like to start construction of the single family models. Commissioner Shields asked about the size of the single family lots and Mr. Burton stated that they will bee 760Osquare feet. 0.rninlrrurr\O t 64o211(o Qa Commissioner Harris asked what the method of sale is regarding the duplexes. Mr. Fogarty stated that it is fee simple deed out. Commissioner Harris asked what the lot size of the duplexes is. Mr. Fogarty replied that it is 35x90. Mr. Seaberg stated that it is the same basic lot size as was previously approved for zero lot line homes. Commissioner Harris questioned the existence of the well site on the school site. Mr. Seaberg stated that it was this way on the previous plan also. He added that this is an underground reservoir and if properly constructed the ground above it will be entirely usable. Commissioner Harris asked what the green area shown on the plan south I of the duplexes is. Mr. Burton stated that it is a 30' wide pedestrian access. There is a sanitary and storm sewer there. Mr. Seaberg stated that this would be maintained by the Village. Commissioner Harris asked what ty pe of single family homes they intended to build. Mr. Fogarty stated they are 1, 13- and 2-story homes, priced from $60,000, and 1600' to -2000 square feet of living space. There will be four different models. He added that the duplexes will be a typical floor plan with different exteriors. Plan Commission Page 6 May 19, 1976 Commissioner Kandel asked when they intend to start building. Mr. Fogarty stated that they will start the single-family as soon as possible. The duplexes will be started near the end of the town- house phase. Commissioner Harris asked if they could furnish the Commission with some tax data revenue projections. Mr. Ives stated that they would do this at the time of the Public Hearing. Commissioner Goldspiel stated that he is concerned about the shape of the school site. Mr. Burton stated that the school site on the original plan was more irregular. With the new site they have retained the existing trees, also. Commissioner Kandel asked if there will be water in the retention lake all the time. Mr. Ives said yes, there is water in it now. Commissioner Kandel asked if there are any plans for fencing the lake. rr. Ives stated that there aren't and Mr. Seaberg stated that he does not think that will be a problem. Commissioner Goldspiel asked what the width of the east-west roadway is where the models are. mr. Burton replied that all the streets around the single-family homes have a 53' right-of-way with 27' pavement. The duplexes have an existing 24' pavement with a 50' right-of-way. All streets have an 8' parkway area and sidewalks on both sides. Mr. Harold Roggendorf, Superintendent of School District 102, stated that he cannot react to the plan until he has some input from the Building Site Committee. He added that they will definitely be crowded with the extra students and do not have the funds to build on the 10 acre site which is to be donated. Commissioner Goldspiel stated that he thinks the Plan Commission should address itself to the problem of the school district and the overall development of Buffalo Grove within the area of the school district. There should be some long-range planning with this issue. Commissioner Mendenhall agreed with this. Chairman Genrich asked the developer to consider the following: 1. The Plan Commission would like to have the tax impact summary as it relates to schools. 2. The Plan Commission would like to have a one-page summary sheet showing the difference in housing units, people, land use, etc. , between the previously approved plan and this plan. 3. The developer should meet with the School District and inform Mr. Seaberg or Mr. Whited when they are meeting. The Staff would like to be involved too in case there are problems. Plan Commission Page 7 May 19, 1976 4. The developer should meet with the Park District. 5. The developer should supply information for the Notice of Public Hearing. 6. A note should be made of the school planning problem and the Plan Commission will consider it. The Public Hearing on this development will be held on June 16. Communications Chairman Genrich distributed to the commissioners information regarding a summer workshop program they may attend. Surety/Camelot Commissioner Kandel made a motion that the Plan Commission accept the Plat of Annexation for the Surety/Camelot development. Commissioner Shields seconded the motion. The motion carried unanimously and the Plat of Annexation was signed. Chairman Genrich reported that he had asked Commissioner Kandel, Commissioner Harris and Commissioner Keister to work on a committee to review the plats which come to the Commission for signature. Reappointments to Plan Commission Chairman Genrich made a motion that Commissioner Keister and Commissioner Goldspiel be reappointed to the Plan Commission through April 13, 1978. Commissioner Kandel seconded the motion and upon vote it carried unanimously. Publication of Notices of Public Hearings Commissioner Mendenhall made a motion that all future Public Notices be published in the Herald in the future because it is the paper of general circulation. Commissioner Kandel seconded the motion and it carried unanimously. Adjournment Commissioner Kandel made a motion that the meeting adjourn. Commissioner Shields seconded the motion. The meeting adjourned at 10:30 p.m. Respectfully submitted, APPROVED: kl� ►-r r -'Li da Isonhart Recording Secretary Carl Ge ich, Chairman