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1976-03-17 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Surety Homes/Didier Farm-Camelot March 17, 1976 The meeting was called to order at 8:10 p.m. , March 17, 1976, in the Municipal Building, 50 Raupp Boulevard. Commissioners Present : Chairman Genrich Mr. Mendenhall Mr. Keister Mr. Goldspiel Mr. Jacobs Mr. Kandel Commissioners Absent: Mr. Harris Mr. Shields Also Present : Mr. Richard Heinrich, Chairman, Zoning Board Mr. Allen Schaeffer, Zoning Board Mr. Stephen Weinstein, Zoning Board Mr. Herman Hefler, Zoning Board Mr. John Quick, Zoning Board Mr. Mike Kearns, Zoning Board Mr. Milton Kaufman, Surety Homes Mr. Richard Kaufman, Surety Homes Mr. Mike Ives, Michael Ives and Associates Mr. Richard Piggott, Mark Lovejoy & Associates Mr. William Hitzeman, School District 96 Mr. Stanley Crosland, Park District Mr. Heinrich read the Public Notices for the Zoning Board and the Plan Commission published in the Buffalo Grove Herald on March 3, 1976. Due to the fact that a Public Hearing before the Zoning Board and the Plan Commission is required for this development, a joint Public Hearing is being held tonight. Mr. Heinrich asked those present in this regard to identify them- selves and be sworn in. They were: Mr. Richard Kaufman, Vice President of Surety Homes; Mr. Milton Kaufman, Vice President of Surety Homes; Mr. Mike Ives, Michael Ives & Assoc. ; Mr. Richard Piggott, Mark Lovejoy & Assoc. , Engineers; Mr. William Hitzeman, District 96; and Mr. Stanley Crosland, Buffalo Grove Park District. Mr. Richard Kaufman stated that Surety Homes is the contract purchaser of the parcel on the northwest corner of Busch Road and Route 83. It is 65+ acres and will be a detached single-family subdivision. The present revised plan (Exhibit #222-6) calls for 193 single-family lots. The purpose of the dual meeting is that Plan Commission Page 2 March 17, 1976 there are two parcels of this land which had previously been annexed in 1973. They were zoned R-i and they are asking that these be rezoned to R-5. They are also asking for annexation of the remaining portion and zoning to R-5. Originally, there were 201 lots. They were asked to contact the Park Board and School Board and work out their differences regarding land donation. In so doing they have come down to 193 lots because 2 Tots were taken out of the northwest corner for a tot lot. In addition, there is a park site in the southeast corner. Mr. Kaufman stated that the School Board thought they might want some additional property on the south end of the proposed school site on the Wagner parcel. This entails 5 lots on the Surety parcel. Surety agreed that they would give the School Board a two-year period to decide whether they want to use these lots. Their decision will depend on whether they secure the school site from Levitt. If they want the 5 lots, the cash donation would be adjusted accordingly. If the School Board does not take the lots or if they do not make a decision in the two years, Surety will build on the lots and revert back to the original cash donation. He added that they also have to provide detention in the northeast corner because the Wagner parcel was going to he used for this but now those plans have been dropped. Mr. Kaufman stated that they are intending to build 6 models varying from 1075 sq. feet to 2100 sq. feet finished living area. They will be base priced from $57,000 to $65,000. He added that their developments are unlike some in that they do not build similar houses or similar elevations next door or across the street from one another. Each model will have four exterior elevations. They have planned approximately a two-year build=out program. Mr. Mike Ives presented an aerial view of the property with overlays. The first overlay showed the project in relation to the proposed extension of Buffalo Grove Road and the proposed extension of Busch Road. Other overlays showed the property in relation to Strathmore Grove, Arlington Heights Road, etc. Mr. Ives presented a plan showing the major and minor ridge lines and direction of water flow as presently existing. Also shown on this plan were the high and low points of the property. The total fluctuation between the two is 41 feet. The present use of the land is agricultural. Mr. Ives stated that Thompson Boulevard from Strathmore Grove will be extended to run through Camelot and will have an 80' right-of- way. The other streets will have a 60' right-of-way with 27' back-to-back of curb. Mr. Ives stated that the lots are an average of 9434 sq. feet. The gross project density is 2.93 dwelling units per acre. The Plan Commission Page 3 March 17, 1976 net project density (excluding open space) would be 3.93 dwelling units per acre. Mr. Ivesstated that thepark in the southeast corner includes two detention basins which are 1 acre and .4 acre in surface area. The total park site exclusive of detention areas and :perimeter berms would be 4.42 acres. Including half of the dedicated street it would be 4.55 acres. Including the detention areas and berms it would be 6.18 acres. They have provided an access in the north end of the park site, one 20' wide mid-block and one in the southern extremity. There is a .78 acre tot lot in the northwest corner. The net usable park land is 5.2 acres. The school district would have a total net land area of .95 acre. Mr. Ives distributed a revised project information form and also a revised booklet showing a revenue study based on present-day figures. These are marked exhibits #222-8 and #222-7 respectively. Mr. Richard Piggott, engineer, showed an enlarged plan. He stated that the sanitary sewer will be serviced off the Lake County interceptor on Route 83. The northeast part of the development will drain to the northeast corner and be picked up by a lift station and piped along Brandywyn to a gravity sewer. The lift station will be sized to handle approximately 71 units and 300+ units from the Wagner parcel. It will have the capability of handling another 50 or 60 acres. Mr. Piggott stated the water system would be tied into the existing Village water at Checker with a 12" main. They will also tie into the water main at Strathmore Grove. He added that this has all been discussed with the Village Staff and is in accordance with their requests. Mr. Piggott stated that the topography drains to the east and north and to the east and south. Detention basins will be put in to handle this. The storm sewer will pick up the storm water and carry it to detention pond facilities. These facilities are designed to a two-year release rate under natural conditions. They would be approximately 4' deep at the deepest point. The property will be regraded to eliminate any low spots.The park will be raised and leveled off to provide usable park land. Streets will be graded to the east to handle the drainage. He added that they have taken soil borings on the site and these indicate the property is completely buildable. Commissioner Goldspiel asked Mr. Piggott to further explain the temporary detention basin in the northeast corner. Mr. Piggott stated that this detention pond provides 3 to 1 slopes and can be adjusted to 5 to 1. It will be there until the Wagner parcel is developed. If the Wagner parcel is developed during Surety' s stay Plan Commission Page 4 March 17, 1976 in the Village, detention will be eliminated and transferred to Levitt 's property where it should naturally have been. The storm system will take water by storm sewer and back it into the detention pond. It will be released at a rate required for a two -year storm. All the ponds will be dry most of the time. Commissioner Goldspiel asked who would be maintaining the detention pond during the time it is dry. Mr. Piggott replied that this has to be worked out by the Village. It would be Village property. Mr. Hitzeman stated that he had asked Mr. Kaufman about the possibility of widening Brandywyn Lane north of Thompson Boulevard to 35' rather than 27' so there would be an easier flow of traffic up to the school for buses. Mr. Kaufman stated that he questioned the advisability of Brandywyn becoming a collector street because it comes out so close to a major intersection. He added that he felt the reasons for asking for 35' were because of school buses and also the possibility of street parking in the area of the park site. He asked Mr. Seaberg if it would be possible to put in a 35' pavement back-to-back and maintain a 60' right-of-way. Mr. Seaberg stated that it depends on the amount of utilities. Mr. Kaufman stated that if they could maintain a 60' right-of-way so they didn' t take away from the lot footage they would be agreeable to putting in a 35' pavement to the north. He also asked if providing a parking area on the park site would be an acceptable alternative to widening the south end of Brandywyn. Mr. Seaberg stated that this would be up to the Park District. Mr. Crosland stated that he thought there is some feasibility in this. Mr. Kaufman added that they had calculated that they could easily accommodate 2! cars in the parking area. Mr. Crosland referred to a letter from the Park Board President , Mr. Settanni, to Mr. Fabish dated March 1. This letter indicates that the Park Board would approve in concept the plan before the Commission tonight. There are several more details that they need approval on from the Village Engineer and certain certificates. Mr. Crosland stated that he had thought there would be a parkway put in by the developers to the tot lot from Strathmore Grove but there is a slope to the lots behind the tot lot. Mr. Seaberg stated that there is a slight slope but with some regrading a cement walkway could be put in. Mr. Kaufman stated that they have agreed to tie in with the sidewalk from Strathmore Grove to the tot lot. Mr. Milton Kaufman gave a description of each of the four homes which will be available in Camelot. Regarding the widening of Brandywyn Lane, Commissioner Mendenhall stated that it is not necessary to make the street so wide. The school won't be needed until there are future developments to the Plan Commission Page 5 March 17, 1976 north and the future developers could be told to provide the collector street for buses. Commissioner Goldspiel stated that he would like to see the street widened for two reasons: 1. Most of that development and possibly adjacent developments will be using the shortest distance to get to where they are going and the shortest distance is down Brandywyn to Route 83. 2. The logical route for a franchise commuter service would be down Thompson Boulevard and the logical extension from Thompson Boulevard would be Brandywyn. Mr. Seaberg stated that the widening of this street concerns him more then anything else in this project. Busch Road will be improved in the near future and will be the easiest connection to the tollway from the Village. It will be enlarged to a four-lane in the future. People coming down Busch Road will go up Brandywyn to enter Camelot rather then going up Arlington Heights Road and backtracking into the development. People are going to use Brandywyn whether it is 27' or 35' Commissioner Kandel stated that if the street is left at 27' it will be more difficult to travel and less people will use it. The Public Hearing adjourned at 9:55 p.m. Respectfully submitted, c / d -�L *nda Isonhart Recording Secretary APPROVED: _ I Carl Gen ich, Chairman REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Poppin Fresh Pies, Zoning Map & Surety Homes/Didier Farm-Camelot March 17, 1976 Chairman Carl Genrich called the meeting to order at 10:05 p.m. , March 17, 1976, in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr, Mendenhall Mr. Keister Mr. Goldspiel Mr. Jacobs Mr. Kandel Commissioners Absent: Mr. Harris Mr. Shields Also Present : Mr. Milton Kaufman, Surety Homes Mr. Richard Kaufman, Surety Homes . Mr. Mike Ives, Michael Ives & Assoc. Mr. Richard Piggott , Mark Lovejoy & Assoc. Mr. James Herbst, Poppin Fresh Pies Mr. John Marienthal, Trustee Mr. Arnold Seaberg, Village Engineer Mr. William Whited, Administrative Assistant Poppin Fresh Pies Commissioner Mendenhall made a motion that the Plan Commission recommend approval of the Final Plat for Poppin Fresh Pies, Exhibit 1015-15, subject to the following additions: 1. Page 15, item "o" - Necessary for them to provide a letter that they will install permanent monuments. Five are needed. 2. Strike reference of return of original copy to surveyor. 3. A 10' utility easement be shown along the front of the property inside the property line (Dundee Road). Commissioner Keister seconded the motion and it carried unanimously Zoning Map Changes Mr. Whited presented the Zoning Map and summarized the following changes on it for 1976: 1. Section of Strathmore Grove changed to R-6. Plan Commission Page 2 March 17, 1976 2. Brodnan Property - Annexed as R-3 with a Special Use. 3. Chesterfield Property disannexed from Village. 4. Babiarz Property - Reverts to R-1 from R-9 & B-3 5. Bank of Buffalo Grove/Poppin Fresh Pies. Annexed to Village as B-1. Commissioner Kandel made a motion that the Plan Commission recommend the Village Board accept the changes that have occured since the last update of the Buffalo Grove Zoning Map and proposed by the Engineering Department. They also recommend that the name of the parcels that we are rezoning be added to the map. Commissioner Mendenhall seconded the motion and it carried unanimously. Public Hearing for Board of Zoning Appeals Changes A Public Hearing for the Board of Zoning Appeals changes will be held the first Wednesday in May. Reappointment of Chairman Genrich Commissioner Mendenhall made a motion that the Plan Commission recommend to the Village Board the reappointment of Carl Genrich as Chairman for three years beginning April 30, 1976. Commissioner Keister seconded the motion and it carried unanimously. Commissioner Mendenhall stated that he wanted to personally thank Chairman Genrich for the outstanding job he has done. Procedures for Developers Commissioner Mendenhall raised the question of the procedures a developer must go through when he desires to develop in the Village. Discussion followed concerning this. Surety Homes/Didier Farm-Camelot Commissioner Keister made a motion that the Plan Commission recommend to the Village Board the approval of the Preliminary Plan of Surety Homes marked Exhibit 4222-6 in the Plan Commission files. Commissioner Mendenhall seconded the motion and the following vote was taken: Commissioner Mendenhall yes Commissioner Jacobs yes Commissioner Keister yes Commissioner Kandel yes Commissioner Goldspiel no • The motion carried. Plan Commission Page g 3 March. 17, 1976 Commissioner Goldspiel stated that he was voting "no" because of the width of the north-south street (Brandywyn). Commissioner Keister stated that he thought the Village policy was to put sidewalks in and he feels there should be sidewalks adjacent to the relocated. Busch Road. Mr. Ives stated that he had met with the Lake County Highway Department and they are rerouting Busch Road. The proposed road and the present one are shown on the plan. They do not anticipate rerouting this area until 1977 at the earliest. Therefore, they cannot put in sidewalks except on lot 1 because thy would be on the existing roadway. Commissioner Keister asked if they would agree to include in the annexation agreement that when the city is ready for sidewalks in this area they will put them in. Mr. Kaufman replied that they would have to put the money into escrow for this. Commissioner Kandel asked if Mr. Piggott had met with Mr. Mueller, a property owner who had raised questions regarding the drainage at the March 3rd meeting. Mr. Piggott stated that he had and Mr. Mueller had told Mr. Piggott that he had no objections. A question had been raised by a member of the Zoning Board regarding the necessity of paving Banbury Lane before Phoenix developed their parcel. Commissioner Mendenhall stated that he felt this should be paved- at the same time as the remainder of the streets. If it isn't put in it will have to be maintained. Also, the homeowners may object if it is put in in three or five years. Commissioner Goldspiel stated that he agreed with this. Commissioner Mendenhall stated that they had estimated their tax revenue for District 96 as 3117,000. They plan to generate 234 students and it costs about $1,000 per pupil per year in District 96. He asked that it be made a matter of record that they won't support themselves. Regarding the widening of Brandywyn, Commissioner Mendenhall stated that we have to live with the plan before the Commission tonight. He does not feel that even 35' would be wide enough for school access. Commissioner Goldspiel stated that if he were a homeowner on that street, he would rather have a wider street able to handle the traffic than a narrow street with a traffic problem. Commissioner Goldspiel questioned the slope of the detention basin adjacent to lot #7. At present it is 3 to 1 and can be adjusted to 5 to 1. Mr. Seaberg stated that a 3 to 1 slope is difficult to maintain. It is a question of volume. Mr. Piggott stated that with 3 to 1 slopes they have what he anticipates to be sufficient storage. Chairman Genrich poled the Plan Commission on the following issues: 1. Favor Brandywyn Lane to be 27' wide or 35' wide - 3 to 1 in favor of the 27' width. One abstention. Plan Commission Page 4 March 17, 1976 2. Do you favor installation of Banbury Lane at the same time the rest of the streets are installed? Four. "yes" and one abstention. 3. Do you favor showing sidewalks on the north side of Busch Road? Four "yes". li Regarding reducing the slope of the detention basin in the northeast li corner, it was the opinion of the Plan Commission that this should be worked out with engineering before the final plat approval. Commissioner Mendenhall made a motion that the Plan Commission make the following recommendations to the Village Board regarding the Annexation Agreement for Surety Homes, draft of February 11 , 1976. 1. The Annexation Agreement identify the maximum limits for four-bedroom and larger units. 2. Include the attached reversion clause as paragraph 22. Commissioner Kandel seconded the motion and the vote was as follows: Commissioner Mendenhall yes Commissioner Goldspiel abstain Commissioner Keister yes Commissioner Jacobs yes The motion carried. Adjournment Commissioner Kandel made a motion to adjourn. Commissioner Mendenhall seconded the motion. The meeting adjourned at 11:40 p.m. Respectfully submitted, nda Isonhart Recording Secretary APPROVED: LA4 Carl Genrich, Chairman