1976-01-28 - Plan Commission - Minutes WORKSHOP SESSION
Buffalo Grove Plan Commission
Surety and Levitt-Wagner Farm
January 28, 1976
Chairman Carl Genrich called the meeting to order at 8: 13 p.m.
on January 28, 1976, in the Municipal Building, 50 Raupp Blvd. .
Commissioners Present : Chairman Genrich
Commissioner Shields
Commissioner Goldspiel
Commissioner Mendenhall
Commissioner Jacobs
Commissioner Keister
Commissioners Absent : Commissioner Harris
Commissioner Kandal
Also Present : Mr. William Hitzeman
Mr. Bill Whited
Mr. Arnold Seaberg
Mr. John Marienthal
Mr. Mike Ives , Surety Homes Corporation
Mr. Richard Kaufman, Surety Homes Corporation
Mr. Harry Sleek, Levitt
Mr. James DeFrancia, Levitt
Mr. Richard Piggott, Consulting Engineer
Mr. Bill Whited stated that the developers of the Wagner Parcel
(Strathmore Grove Phase III) and the developers of Surety Homes
of Bollingbrook desired this meeting to combine the 2 developments
as far as coordination of overall planning.
Levitt - Wagner Farm
Mr. Harry Sleek, Levitt, stated the original plans for the Wagner
Farm included coming in with 168 conventional single family units .
The lots would be approximately 64 feet wide by 100 feet deep.
Mr. Sleek pointed out the school and future park site in the south-
west corner, including the baseball fields , in the original plan.
In this plan the ball fields would be located within the flood plain
area.
The new proposed plan shows the ball fields above the flood plain
and the school located near the ball fields so the school could use
the park district' s ball fields and the park district could use the
school parking lots . Mr. Sleek stated in the old plan wet sand was
located near the school site which eliminated building on this ground
because of the economics of taking care of the wet soil condition.
In the new plan, the school site is again much the same. To relocate
the school site 7 lots were dropped out of the new school site area,
bringing the new total to 161 lots requested.
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Plan Commission Page 2 January 28, 1976
An 11 acre school site would be created. This would leave 9 acres
of flood plain property left. This would have a depthof 5 feet of
water after a 100 years storm. The developer originally thought
of this area as 20 acres of combined park district and school site.
Mr. Sleek stated they had discussed the park district taking over
ownership of this flood plain property.
Mr. Sleek pointed out a 3i acre church site location north of the
newly proposed school site. He stated interest has been shown by
various church groups in locating there.
Commissioner Mendenhall stated the eastern driveway is no longer
needed as this would only service about 15 homes . Commissioner
Goldspiel inquired as to access to the school site. Mr. Sleek
stated we would get into this more with the presentation of the
Surety plan.
Mr. Bill Hitzeman stated Levitt is meeting with the Board of
Education on February 9 to project the alternative of shifting
the school site, after discovering the soil test results . Mr.
Hitzeman stated the annexation agreement calls for the school
district to get 11 acres . The school district 's concern now is
what 11 acres will they get considering the unusable acreage.
Mr. Marienthal inquired what type of work the developer would do
in the flood plain in regard to landscaping. Mr. Sleek stated the
flood plain involved here is 8 feet wide and 12 feet deep. He
stated they would simply grade and seed the area. Mr. Sleek added
you must remember this area is subject to flooding at some time.
Commissioner Keister asked to see the grading plans and inquired if
the developer was proposing sidewalks . Mr. Sleek stated they are
proposing sidewalks on all streets and a sidewalk will also be
constructed over the flood plain area.
Mr. Sleek asked if there was any real objection to the church site.
Mr. Marienthal inquired if this property was not originally going
to be park district property. Mr. Sleek stated a 20 acre donation
is being given to the Village. He added the developers met with the
park district on January 22 and got no real feedback from the park
district. Commissioner Mendenhall said he had talked with Stan
Crosland and he felt the park district was in a quandary. They feel
they have been taken out of the picture and given no usable land.
Chairman Genrich requested Mr. Hitzeman to invite the park district
board to the school board's meeting. This would help clarify each
district 's position. Mr. Hitzeman stated he would do so. Mr. Sleek
again stated 20 acres would be donated to the Village and the Village
will then donate them to the park and school districts .
Chairman Genrich stated a Public Hearing date could be set for
Levitt on March 3 if the Plan Commission could work with them in
another workshop session prior to that time.
Plan Commission Page 3 January 28, 1976
Chairman Genrich requested the following of the Levitt developers :
1. Return for another workshop session on February 11.
2. Provide Plan Commission with copies of the amended plan.
3. Put together a summary chart of the differences between the
approved plan and the revised plan including land uses ,
number of structures , number of bedrooms , open spaces , park,
school, etc. .
4. Meet with park district prior to February 11 meeting.
5. Mr. Sleek was asked to get together with Arnold Seaberg
immediately relative to the wording of the public hearing
notice and information relative to advertising the public
hearing.
Surety - Camelot of Buffalo Grove
Mr. Mike Ives stated he would like to present his development in
relationship to Strathmore Grove, Route 83, Wagner Parcel, Aptakisic
Road and Arlington Heights Road. The development is bordered on the
north by Aptakisic, Arlington Heights on the east and Busch on the
south. The Village staff requested the developer to extend Thompson
Blvd. from Strathmore Grove through Camelot. Mr. Ives stated
approximately 18 acres of the 65 acre site is presently in Buffalo
Grove zoned R-1. The balance of the property is in Lake County
zoned agricultural. Thompson Blvd. will be 80 feet wide and all the
other streets will be 60 feet wide.
The developer is requesting rezoning of this site from R-1 to R-5.
The minimum size lot is 7700 sq. feet. The park detention area is
5. 97 acres . A wooded area exists in the southeast corner of the
site. 201 total units are proposed with an average size lot of
9540 sq. ft. .There exists 3. 05 dwelling units per acre with a net
density of 3. 37 dwelling units per acre. Mr. Ives stated this site
is 100% buildable.
Mr. Kaufman stated a 1400 to 2250 sq. ft. livable area unit will
be built consisting of 3 and 4 bedroom homes . Mr. Ives stated the
wooded area around Busch Road is zoned commercial in the master plan
and the developer feels this would be better used as single family
units . In constructing homes in this area, the developer would save
as many trees as possible.
Commissioner Goldspiel inquired about the bike trails in the plans .
Mr. Ives stated they had met with the park district and the park
district informed the developers that they do not have the money to
maintain the bikeways .
Mr. Kaufman stated the base selling price of these homes would
be medium to high $60's .
Commissioner Goldspiel inquired as to the retention area. Mr. Piggott
stated the 100 year storm depth would be 2 to 22 feet. He added this
area is dry most of the time and would be wet only in times of high
storms . Basically, it would be dry in terms of standing water.
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Plan Commission Page 4 January 28, 1976
Chairman Genrich stated he felt the Plan Commission had more work
to do with Surety as they have not worked with them before. He
stated he was reluctant to set a Public Hearing date for Surety
at this time. Chairman Genrich requested Surety to come back for
another workshop session on February 11 and to send all Plan
Commission members any information relative to that meeting a
week prior to the meeting.
Chairman Genrich summarized the following requests :
1. Plan Commission secretary to mail a standard annexation
agreement to Mr. Kaufman for his reference.
2. Surety to meet with the Park District Board prior to February 11.
3. Surety to get feel from park district and school district as
to the pros and cons of combining park district with school
district site on Wagner Parcel.
4. Surety to meet with Arnold Seaberg and Village staff before
February 11 meeting.
5. Surety to work with Village Staff to try to determine a way
that walking access might be finalized, for children living
in the Levitt Keuper-DeMuth portion, through the retention area
which will be donated to the Village into the public school area.
The meeting adjourned at 9:54 p.m. .
Respectfully submitted,
Nancie L. Freeborn
Recording Secretary
APPROVED:
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Carl Genrich, Chairman
PRELIMINARY MINUTES - NOT APPROVED