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1976-12-01 - Plan Commission - Minutes WORKSHOP SESSION BUFFALO GROVE PLAN COMMISSION Zale Development December 1, 1976 Chairman Carl Genrich called the meeting to order at 8:30 P.M. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Harris Mr. Goldspiel Mr. Jacobs Commissioners Absent: Mr. Mendenhall Mr. Keister Mr. Shields Mr. Kandel Also Present: Mr. Ed Zale, Developer Mr. Bruce Johnston, Architect Mr. William Griffin, Hoffman Group Mr. John Mays, Attorney Mr. Thomas Conrardy, Prudential Realty Mr. Joe Meyer, Engineer, White Hen Mr. Harold Roggendorf, School District 102 Mr. William Kiddie, Park Board Mr. Tom Fennell, Chief Inspector Mrs. Donna Force, Prospective Member Mr. William Whited, Administrative Assistant Roll call was taken and because of the lack of a quorum, Prudential was rescheduled for Wednesday, December 8th. Chairman Genrich felt that a workshop meeting could be held tonight with Mr. Zale and polled the commissioners present in this regard. The majority agreed to holding a workshop meeting. Commissioner Goldspiel was not in agreement with the remainder of the Commission and felt there should not be a workshop meeting held because of the lack of a quorum. Zale Development Chairman Genrich asked Commissioner Harris to review the annexation agreement presented by Mr. Zale and give his findings. Commissioner Harris stated that they were asked to delete "Open Parking Areas" under "Permitted Obstructions". There should be a phrase in the annexation agreement stating that they are deleting this and Commissioner Harris asked the developer to add this phrase. At the November 10 meeting the developer was asked to include a bedroom count in the annexation agreement and Commissioner Harris asked why this had not been included. Mr. Zale stated that they would like to be able Plan Commission Page 2 December 1, 1976 to build whatever houses people request. If they are limited, they will end up building less expensive houses in the area. Commissioner Jacobs stated that without including a bedroom count the Village could end up with more children in the school district then originally planned. Mr. Zale replied that the ordinance takes care of this problem. If they build more four-bedroom units and it generates more children then they will have to come up with more money. The way they determine the amount of monies that will have to be paid to the Village and the amount of land that will be given to the Village is based on this ordinance. Mr. Zale added that he doubts there will be more than 50% four-bedroom units. Commissioner Goldspiel stated that it is not just a question of money to the school district. The lots are relatively small with relatively small homes. The bedroom-count also has to do with the population density of the whole neighborhood. It affects the square footage of the building, amount of ground cover, etc. In response to this, Mr. Zale said that the average lot size is over 8,000 square feet. Mr. Johnston followed this up by referring to a data sheet which was distributed November 10, 1976, and marked Exhibit #630-9 in the Plan Commission files. The following percentages were given for the lot sizes: 6500 - 7000 - 39.22% 7001 - 8000 - 22 % 8001 - 9000 - 16.47% 9001 - 10000- 9.88 % 10001 and above 12.43% Mr. Zale added that many of the 6500 square foot lots back up to the bike path. In response to a question from Commissioner Jacobs, Mr. Zale stated that the most expensive homes will go on the large lots. Chairman Genrich stated that the Village Engineer will help decide which building will go on which lot. Commissioner Harris asked what would happen if they would limit the 25' rear yard setback to houses with the bike path behind them. Mr. Zale replied that this would hurt them because they didn't know how the sales will go or what houses will go where. After discussion regarding paragraph E on page 6, the developer agreed to delete all language limiting what the Village can build on Parcel E but they want the Village to agree not to construct an above ground reservoir on this site. At Commissioner Harris' request, Mr. Zale explained how they were handling the school donation in this instance. They assumed they would be building 668 three-bedroom units plus multi-family. They determined that for every unit they build they have to give the school after the donation of land, $240-$250 a unit. They are proposing that when they go in for permits they will give the school district $240 for every unit they take a permit on. Then at the end of one, two or three years (at the time of the census) , when the number of children is actually determined, they will determine whether the school owes them money or Plan Commission Page 3 December 1, 1976 they owe the school money. Commissioner Harris asked that this be stated better in the annexation agreement by changing the sentence on page 11, paragraph 13(a) to read that the developer's cash obligation shall be paid on a pro rata basis on all housing units as building permits are issued. Mr. Zale agreed to this. On page 16, paragraph 19, some wording is missing and Mr. Whited was asked to correct this. L/ Commissioner Jacobs asked that the wording on page 6, paragraph C be changed to read, "The parties agree that the Village will have the right to review and give final approval to development of Parcel C." Mr. Zale agreed to this. Mr. Roggendorf, District 102, stated that the school district has received the soil boring study as requested and the school site is satisfactory. Regarding the four-bedroom homes, Mr. Roggendorf stated he talked with the President of the School Board. They have not had a chance to study the question thoroughly but it was their general opinion that so long as Mr. Zale complies with the ordinance, they cannot see any restriction. Mr. Kiddie stated that there is a possibility that the Park District will be working with Mr. Zale for the addition of one additional single-family lot in the public use area on the west side in exchange for money equal to the value of the lot which will be used to purchase equipment to go on already designed areas. Commissioner Goldspiel stated that this is something that should be decided before the Plan Commission reaches a decision. On page 4, paragraph (b) of the annexation agreement, (21) should be changed to (31). After a short discussion, Mr. Whited agreed to check and see if the amenities listed are from the PUD Ordinance. If not, they will be changed to go with whatever the PUD Ordinance says. Mr. Zale was amenable to this. Commissioner Harris asked that 13(a) be changed to say the donation will be made to the Village who would transfer it to the school district. Commissioner Harris stated that he again wished to stated his objection to the items in paragraph 14 regarding PVC pipe and trench footings. He objects to permitting this developer to do something in the Village that other developers cannot do because of the building code. He has no personal objection to builders building this way but does not like making an exception to the code. The building code should be changed. Commissioners Jacobs and Goldspiel agreed with this. Commissioner Harris questioned the placement of parkway trees along Busch and Weiland. Mr. Fennell stated that there is a basis in the subdivision ordinance for this. Plan Commission Page 4 December 1, 1976 Commissioner Harris asked the developer why they added a sentence in paragraph 24 regarding a five-year requirement. Mr. Griffin stated that this was done at the suggestion of Mr. Larson. After discussion, the developer agreed to delete the last sentence of paragraph 24 and change paragraph 25 to read, "If the terms of this agreement are not carried out at the expiration of this agreement the land may revert to R-1 zoning or may be Commissioner Goldspiel questioned the 60-day limit in the top paragraph on page 7. There was a short discussion concerning this but no change was made. Commissioner Goldspiel stated that there are a number of things from Mr. Larson's memo that need to be resolved but this cannot be done tonight because of the lack of a quorum. In summary, the following changes to the annexation agreement were agreed upon: 1. Add a phrase deleting "Open Parking Areas" under "Permitted Obstructions." 2. In paragraph E on page 6, delete all language limiting what the Village can build on parcel E (except for an above ground reservoir) . 3. Change sentence on page 11, paragraph 13(a) to read that the developer's cash obligation shall be paid on a pro rata basis on all housing units as building permits are issued. 4. Some wording is missing on page 16, paragraph 19. (Mr. Whited will correct this.) 5. Change wording of paragraph C on page 6 to read, "The Parties agree that the Village will have the right to review and give final approval to development of Parcel C." 6. On page 4, paragraph (b) , change (21) to (31). 7. Mr. Whited will check the amenities and change them, if necessary. 8. Change 13(a) to say the donation will be made to the Village who will transfer it to the school district. 9. Delete last sentence of paragraph 24. 10. Change paragraph 25 to read, "If the terms of this agreement are not carried out at the expiration of this agreement the land may revert to R-1 zoning or may be " Plan Commission Page 5 December 1, 1976 Chairman Genrich requested the following before the developer comes back on December 8th; 1. The developer should bring with him on the 8th a plan identifying the lots that they cannot meet a 30' setback on. 2. On the 8th bring three or four prints of the site plan with the additional lot agreed upon with the Park District marked in red. 3. Identify the revised annexation agreement with the date and have it ready for distribution by the end of the week. 4. Mr. Whited should prepare an updated report. The meeting adjourned at 10:20 P.M. Respectfully submitted, //- 7 412.7 L'nda Isonhart Recording Secretary