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1976-08-18 - Plan Commission - Minutes WORKSHOP SESSION BUFFALO GROVE PLAN COMMISSION Chevy Chase Annexation August 18, 1976 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. Harris Mr. Keister Mr. Shields Mr. Goldspael Mr. Kandel Commissioners Absent: Mr. Mendenhall Mr. Jacobs Mr. Kuenz Also Present: Mrs. Joseph Johnson, owner Mr. Joseph Johnson (son), owner Mr. William Johnson (son), owner Mr. Bob Grossman, Associated Planners Mr. Frank Angelotti, Applied Engineering, Co. Mr. Roger Leistico, Applied Engineering, Co. Mr. Gerald Sherman, Attorney Mr. Stan Crosland, Park District Mr. William Kiddie, Park District Mr. Charles McCoy, Director of Public Works Mr. William Whited, Administrative Assistant Mr. Sherman introduced members of the Johnson family. The majority of the property which is proposed for annexation is under the estatecof Joseph Johnson. The family is the executor and heir. There are two subsidiary owners controlled by the estate. One is a corporate owner and the other is a land trust. Mr. Grossman stated that the property stretches for 2a miles from the corporate limits of the Village east to Portwine Road. Mr. Grossman showed the land use plan for 1990 and added that this area goes beyond the planning area adopted in the plan. He displayed an illustration which depicted the develppments that now exist on the property. They include restaurants, country club complex and single-family homes. Mr. Grossman presented an illustration which showed an analysis of the soil conditions on the land. For the soil inventory they went down about 4 feet. There have also been two follow-up detailed soil investi- gations. These show the depth at which compaction is reached that would be suitable for building low buildings. Also shown is the depth at which water is reached. Mr. Grossman added that the property is not without problems. There are some areas with good soils but unfortunately the Plan Commission Page 2 August 18, 1976 majority of these are located in the area that the Lake County Forest Preserve District is attempting to acquire. Mr. Grossman displayed an illustration which showed the existing zoning. He stated that there are four residential categories in Lake County. They are Suburban Estate, located on the Lake County Forest Preserve District property; tJRl and UR2, single family with different minimum lot sizes; and UR-3C which is multiple-family. There are areas zoned HC Highway Commercial along Milwaukee Avenue. In Cook County there are two zoning areas at this time. They are B-5, general commercial which includes areas east and west of Milwaukee and Wolf; and M-1, light industry. The proposed land use plan was shown. Mr. Grossman stated that the site is very flat with some storm water problems. They propose a shopping center at the intersection of Milwaukee Avenue and the proposed Lake-Cook Road. To the west of this would be light industry. He added that the Plan Commission should be aware that there is an old plat and a series of commercial uses at this time along Milwaukee Avenue. The area west of Milwaukee Avenue is in diverse ownership and there is an existing plat for the road configuration. In the proposed plan, Mr. Grossman continued, they have provided a series of lakes, ponds and basins to contain storm water run +off. The Village requirements for on-site storage and retention of storm waters have determined the land use areas. They have also provided a central open space system. All sites have direct access to this open space system. Mr. Grossman stated that the property which is existing single-family is not for annexation. Mr. Grossman reviewed Table 1 as presented in their planning report which was distributed to the Plan Commission at an earlier date. Mr. Grossman showed sone cross-sections of the property at that point where the earth is moved. He stated that the waterway system is about 1000 feet long and varies in width from 3 to 5 feet. The ponds would be a minimum of 10 feet deep. A portion of the school property would be under water during a 100-year storm. This would not be the area where the playgrounds or buildings are, however. An illustration of how the open space might ultimately be developed was shown. It included small picnic areas, a series of small playgrounds, parks, walkways and bike trails. The bike trails can be connected with other bike trails in the Village. Also shown was an illustration showing the relationship of the land use plan to the Village zoning ordinance and the various zoning districts that now exist. The forest preserve area is SP, the larger lots east of Milwaukee Avenue are R-5. The area to the west of this would be R-6. There are several B-3 areas (commercial office category). Also shown is a B-i and B-2 area immediately adjacent to the residential. li Plan Commission Page 3 August 18, 1976 BO is suggested for the area north of Lake-Cook Road and east of Milwaukee Avenue.and M-1 for the industrial areas. This is a light industrial classification. R-8 and R-9 in the northern tract would accommodate the proposed townhouses and garden apartments. Mr. Grossman reviewed the traffic movement at PM peak hours which is also presented in the planning report. Mr. Leistioo distributed an engineering report to the Plan Commission and reviewed several points presented in it. He showed illustrations of the sanitary sewer system, water distribution system, and storm sewer system. He stated that the Village is having a water study done and his firm is anxious to see the results of this study. - Mr. Jerry Roberts, a resident of one of the single-family homes A, t scheduled for annexation, asked the Plan Commission if he and the other residents could be forcd: into annexation either along with the Chevy Chase property or at -a later date. Commissioner Goldspiel stated that if they are totally surrounded by Buffalo Grove they can be annexed without their approval. Commissioner Kandel stated that it would have to be a separate action from the Chewy Chase annexation, however, Chairman Genrich stated that he didn't know of any interest in the Village at this time in doing this. Commissioner Harris asked why the Johnson's wanted to annex to Buffalo Grove. Mr. Grossman stated that the property is very large and they are not developers. They would like to annex to the Village and sell off the property, hopefully in large parcels. Commissioner Harris asked why they are including the forest preserve area in the annexation. Mr. Grossman stated that it places Buffalo Grove a mile closer to Lake Michigan water and a mile from Northbrook which has its own access to Lake Michigan water. Mr. Sherman added that at this tine there is a flexibility in the parcel lines. They have been talking of keeping the corner of Lake-Cook Road and Milwaukee Avenue even though it is scheduled to be condemned for the forest preserve. Commissioner Harris asked if the existing residents have sewer or a septic system. Mr. Roberts stated that they have a very poor sewer system. Mr. Roberts asked if they would get their water from Buffalo Grove if the Chevy Chase property were annexed. At present, this is where their water supply is. Commissioner Harris stated that they could not purchase their water from Buffalo Grove if they are not residents of Buffalo Grove. Mr. McCoy stated that this would be a problem. The bond ordinance does not give Buffalo Grove the latitude to sell water outside of the corporate limits. However, this point should be checked with the Village attorney because of the existing usage. Another solution would be for the residents to sink their own well. Plan Commission Page 4 August 18, 1976 Commissioner Kandel asked if there was any possibility that they might consider leaving the golf course intact. Mr. Grossman stated that because of the detention necessary, there is nothing left. Commissioner Keister stated that some serious thought has to be given to the whole direction of the annexation without getting into specific details on zoning. However, the Plan Commission will have to go into the details of zoning eventually so the development that comes meets their expectations. In response to Commissioner Shields, Mr. Grossman stated that some of the streets shown in the proposed plan are developed, some are platted and some are proposed. Commissioner Shields.•%asked what their next step would be if the zoning was accepted. Mr. Grossman said that they would execute the detention and retention plan. In response to commissioner Harris, he added that it would have to be developed in sequence and be adequate to solve the problems. Commissioner Goldspiel-.stated that he is concerned about the cost of servicing this area. Mr. Grossman replied that in terms of extending the sewer facilities, the Village already has users on this system. I'I This can be tied in economically and there is a point of economic return. Mr. Leistico stated that from the water standpoint, they have to wait and see what the Village says in their water study. Mr. McCoy added that the most important thing as far as service is travel time and Lake—Cook Road will cut this in half. In response to Commissioner Goldspiel, Mr. Grossman stated that the park and school donation will be in the annexation agreement. Mrs. Cable Thorsen, Treasurer if the Chevy Chase Subdivision Homeowners' Association, asked what would happen to the small areas shown in the center of the blue area of the plan. (The blue areas were areas which will ast be annexed.) Mr. Grossman stated that they will not be contiguous to Buffalo Grove so cannot be annexed. Chairman Genrich asked Mr. McCoy if he had anything to add regarding problems with this property. Mr. McCoy stated that there are quite a few engineering problems but he is sure they will be solved along the way. • Mr. Kiddie, from the Park District, stated that the Park District has three major concerns: 1. At some point they would like to see what quantity of land is available. According to the plan presented there is a deficit of about 10 acres (if the forest preserve is excluded). Plan Commission Page 5 August 18, 1976 2. A school site of 8-15 acres could be required and they are offering only 5i acres. 3. The Park District would like to look at the question of the quality of the land that would come to the Park District and/or School District. Commissioner Harris asked if the separate zoning areas would be outlined in the annexation agreement. Mr. Sherman stated that they would be and also the open space and parks would be shown. Chairman @enrich listed the problem areas and other items to be taken care of before the next workshop meeting regarding this project: 1. Chairman Genrich expressed the fact that he was uncomfortable With going into thedetail that is identified in separate little zonings and ideally the solution might lie in having four or five broader categories that would cover the whole thing. He doesn't know if there is an answer to this but wanted his feelings to go on the record. 2. Chairman Genrich asked the developer to: a. Present a document showing the exact area they are requesting to be annexed.. b. On that document or a separate one show the development scheme - first phase, second phase, etc. c. Present a new Table 1 showing figures which relate only to the area they want annexed. 3. When the Village Staff meets with the developer, Chairman Genrich would like the Staff to make sure they include the Park District and other appropriate agencies. 4. The developer should meet with the School District and tell them what their plans are. 5. The developer should supply the Plan Commission with drafts of their annexation agreement before the next meeting. Chairman Genrich stated that at this stage it would not be necessary for all of the legal descriptions to be included. II 6. The developer should prepare a list of property owners for the legal notice of the Public Hearing. 7. The Recording Secretary will send copies of Village Resolution 72-35 to Mr. Sherman, Mr. Grossman and Mr. Bill Johnson. 8. Chairman Genrich asked that the Village Staff send a copy of the Planning Report to the Park District and the School District. Plan Commission Page 6 August 18, 1976 9. Chairman Genrich asked that the Village Staff give the Plan Commission their overview of the economics in providing public services to this area in terms of cost benefits. 10. Chairman Genrich asked that the Staff check with the Appearance Commission in terms of them checking the area to see if there are any trees they feel should be preserved. 11. Chairman Genrich will check with Mr. Raysa regarding the question of providing water service to the present homeowners. 12. The Village Staff should look into the question of how we should handle the outlots and what do we do once we have annexed the overall area. What is the next step2 13. The next meeting between the Plan Commission and this developer will be a round-table meeting, Chairman Genrich asked that the Staff make an attempt to contact any public agency that they feel might be interested. 14. Chairman Genrich asked the Staff to give the Plan Commission advice as to whether or not they feel the Village should make an attempt to annex the area that will become under the jurisdiction of the Lake County Forest Preserve District. Commissioner Goldspiel stated that he was concerned about the zoning for multi-family at a time when developers are coming back to the Plan Commission to have zoning changed from multi-family to single-family because they are having a hard time selling multi-family. Commissioner Goldspiel stated he was also concerned about the over-all circulation problem. Chairman Genrich asked Mr. Goldspiel if he would be willing to sit down with the Staff and identify his criticisms and he stated he would not be willing Co do this. Chairman Genrich stated that he wanted to commend Mr. Grossman on the quality of his presentation. He far exceeded what was expected at the first meeting. Phoenix Chairman Genrich stated that he had written a letter to Mr. Raysa` asking him to sign or initial they letter if he concurred that Mr. Frank would be required to make additional contributions to the Village for `./ school purposes if there were any increases in bedroom count for the Route 83 site. Mr. Raysa signed the letter and returned it to Mr. Genrich. Grove Animal Hospital Chairman Genrich signed the final Plat for Grove Animal Hospital. Plan Commission Page 7 August 18, 1976 Ridgewood Chairman Genrich signed the Final Plat for Ridgewood No. 1 Adjournment Commissioner Kandel made a motion to adjourn. Commissioner Goldspiel seconded the motion and the meeting adjourned at 10:3, p.m. Respectfully submitted, a Isonhart Recording Secretary APPROVED: le-e-i-uted, Carl Genrich, Chairman III Li u u