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1976-07-07 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Crossings Phase V, Phoenix-Rt. 83 Development Kenroy-Tiburon July 7, 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. Mendenhall Mr. Harris Mr. Goldspiel Mr. Jacobs (left at 10:k0) Mr. Kandel Mr. Kuenz Commissioners Absent: Mr. Keister Mr. Shields Also Present : Mr. James Otis, Otis & Associates, Crossings Mr. John Hooper, Engineer, Crossings Mr. Al Frank, Developer, Phoenix Development Mr. Salvatore Balsamo, Architect, Phoenix Development Mr. Ken Rodeck, Developer, Phoenix Development Mr. Mike Cahill, District 96 Representative Mr. Chuck McCoy, Director of Public Works Mr. Arnold Seaberg, Village Engineer Mr. William Whited, Administrative Assistant Mr. Robert Bogart , Trustee Mr. John Marienthal, Trustee Mr. Stan Crosland, Park District Approval of Minutes Commissioner Mendenhall made a motion to approve the minutes of the Centex/Ridgewood Public Hearing of June 16, 1976. Commissioner Kuenz seconded the motion. There were no changes or corrections. Upon voice vote the motion carried. Commissioner Mendenhall made a motion to approve the minutes of the Grand Spaulding Public Hearing of June 16, 1976. Commissioner Kuenz seconded the motion. There were no changes or corrections. Upon voice vote the motion carried. Commissioner Mendenhall made a motion to approve the minutes of the Regular meeting of June 16, 1976. Commissioner Kuenz seconded the motion. Chairman Genrich stated that the date had been omitted from the heading. This will be added to the original copy of the minutes. Upon voice vote the motion carried. Plan Commission Page 2 July 7, 1976 Communications The copy of Mrs. Armstrong's letter to Mr. Fabish which was sent to the Plan Commission members included only the first page of the letter. Chairman Genrich asked Mr. Whited to see that the commissioners got another copy of the entire letter. Crossings Phase V After reviewing the final plat for The Crossings, Commissioner Kuenz made a motion that the Plan Commission recommend to the Village Board the approval of the final plat of The Crossings Unit y., Phase V, Exhibit 102-37, subject to the inclusion of the following: 1. The execution of the document by trustee. 2. Street names as approved by the Village Engineer and a letter from the Postmaster approving same. 3. The notation that a monument is in place on the southwest corner of the plat. 4. Approval by the Village Engineer of the horizontal and vertical grading. Commissioner Kandel seconded the motion and the vote was as follows: Commissioner Mendenhall yes Commissioner Jacobs yes Commissioner Harris yes Commissioner Kandel yes Commissioner Goldspiel abstained Commissioner Kuenz yes The motion carried. Commissioner Kandel asked Mr. Seaberg if the fact that The Crossings plat shows unit numbers which are different from the phase numbers is confusing to his office, Mr. Seaberg stated that it is. After further discussion with Mr. Otis, Chairman Genrich asked that the surveyor get in touch with Mr. Seaberg and Mr. Whited concerning this matter. Crossings Bike Path Chairman Genrich asked Mr. Whited to review the bike path problem in The Crossings. Mr. Whited stated that one problem was the access around the lagoon. However, he had received a note from Mr. Seaberg stating that the path may be moved to the top of the berm. This would solve this problem. Mr. Whited stated that the second problem occurred when the developer switched from apartments and townhouses to single-family and townhouses. The Staff will meet with the Park District concerning this and will report back to the Plan Commission. Plan Commission Page 3 July 7, 1976 Phoenix Route 83 Development Mr. Albert Frank stated that he and Salvatore Balsamo are partners in the proposed project. They are contract purchasers for the land and the beneficiaries are Martin Gecht and Eugene Heytow. The land in question is the site of the originally proposed Phoenix Development. The site plan for this development was approved in 1972 by the Plan Commission. They are planning on following this site plan and are before the Commission tonight for Phase I. Chairman Genrich stated that he would like to review the plan again because it came befor the commission quite awhile ago.ahcOnas'9i of(khE p.ese )1%- G©mm;ssiar .eS uJeee co -pees&— -h&. ( i 7(0) Mr. Frank stated that they have revised the engineering to correspond with the developments on the east and north. The street layout is the same plan as presented four or five years ago. They are only asking for approval of Phase I which is in the southeast corner. Mr. Seaberg stated that the plan has not been reviewed by him. Mr. Whited stated that the developer had agreed to link up with Banbury Lane in Surety. Mr. Balsamo confirmed this and added that if the street location changes by the time they are developing in that area, they are prepared to hook up with it. Chairman Genrich stated that before the Plan Commission starts approving detailed phases of the plan they should make sure there are no major problems relating to the overall plan. Mr. Whited stated that he has not reviewed the plan in detail and neither has the engineer or public works. Mr. Balsamo stated that the plan presented tonight is a delineated plan of the first phase which corresponds exactly to the approved plan. They did make some changes because of the updated ordinances. These changes are in the setback lines and an increased turning radius in the cul-de-sacs. In response to a question from Commissioner Goldspiel concerning the difference in the appearance of the units on the plan, Mr. Balsamo stated that they had made the decision that they did not want a garage-looking community, so they redesigned the plans o the g-aragee to look as much as possible like the unit=W nca/�� � f 1s /oa,e °e6 lee) 7 9-EA per- h U;k n�a-• (t i/`//r�) Commissioner Jacobs asked what the total acreage of the entire property involved is. Mr. Balsamo stated 32 or 33 acres. Phase I is 7.98 acres with 48 townhouse units. In response to a question from Commissioner Goldspiel, Mr. Balsamo stated that they plan to sell the units under the deed out concept. The entire development would be under a homeowners' association which would take care of the common areas, entranceways, etc. Mr. Frank added that the land deeded out would be under the control of the owner of the unit. Ordinance ?4-22A which the preliminary plan was approved under gives the option of selling the units as condominiums or on a deed out basis. Plan Commission page 4 July 7, 1976 In response to Commissioner Goldspiel, Mr. Balsamo stated that the streets, including the cul-de-sacs, will be dedicated. In response to Mr. Bogart, Mr. Balsamo stated that there will not be parking along the streets. The streets are 27' and the cul-de-sacs are 22'. Mr. Marienthal stated that it would be advantageous to think of a 35' width on the collector street. Mr. Seaberg stated that the width of the collector street is a problem. It is a major street for the subdivision, not just a minor street meant for access to the homes. There was further discussion conerning the width of the street. Mr. Seaberg questioned the 3' width of the sidewalks with a 3' parkway. He added that the entire right-of-way width needs to be reviewed. Mr. Balsamo stated that regarding the parking the point being raised is a valid one and they can consider some redesign work to incorporate off-street parking. The approved plan does not indicate any off-street parking. Mr. Balsamo presented drawings of different townhouse styles that would be incorporated in the development. They are cape cod, two-story, ranch, and raised-ranch. He added that a variety of exteriors with coordinated material will give the development a single-family look. In response to a question from Commissioner Jacobs, Mr. Balsamo stated that the range in square footage is from1100-1200 in the ranch to 1500 and 1700 in the two-story. There will be basement and slab houses, Mr. Frank added that the' models will have basements. They will be priced from $45,000 - $50,000. Commissioner Goldspiel asked if there was anything in the previously approved plan that tied down the bedrooms per unit. Commissioner Harris stated that there was. Mr. Balsamo stated that they were not aware of this. They had gone by Odinance 74-22A and there was nothing in this. Commissioner Harris stated that the number of bedrooms per unit were stated in Exhibit #2-105. Chairman Genrich stated that he would talk to Mr. Raysa concerning this. Commissioner Harris stated that on the approved plan there is an access to the school on the north and emergency fire lanes on the east and west. He asked what effect these would have on the plan. Mr. Balsamo stated that the one in Phase I is no problem and they will take care of the others when they get to them. Commissioner Harris stated that they had increased the number of units on the cul-de-sac and asked if they planned to make up for this someplace else in the development. Mr. Balsamo stated that they did. Commissioner Harris questioned Mr. Balsamo concerning the location of the sidewalks. He stated that they are on one side and the units are on the other. Mr. Balsamo stated that they would put the sidewalks on the same side as the units. Plan Commission Page 5 July 7, 1976 Commissioner Harris asked how the five acres of recreation. detention,etc. , would be maintained. Mr. Frank stated that it would be through dues paid to a homeowners' association or they would see if the Park District would be interested in it. Commissioner Harris stated that the curb cuts for the recreation center are shown on the approved plan in the area which is Phase I, However, Mr. Frank does not show it on the plan. He asked if they planned to put these in. Mr. Frank stated that the the recreation center is not in this phase. Commissioner Harris stated that he realized this but they do not show the curb cuts. Mr. Frank stated that they are not down to final approval for that. He added that they will not make any representation to the first 48 buyers regarding recreation facilities. Commissioner Harris stated that the PUD Ordinance in effect requests that you build the recreation facilities as you build the development. Commissioner Jacobs stated that the Village Staff should review the entire plan and let the Plan Commission know just what was and wasn't approved « J Chairman Genrich stated that in the plan that was approved there were some pluses in terms of the landscaping and open land. Also, one of the things that the Plan Commission has been concerned with prior to this plan being approved is row housing. They felt staggering the fronts of the units in the originally approved plan was a good idea. Now they say they are going to build this plan but not stagger the fronts. Also, if they are going to seal the lots also, the homeowners can build fences and that ruins the open space concept. Mr. Frank stated that they will have the same amount of open space. He added that they are talking about open space and not common area. Mr. Balsamo stated that the units do stagger. The Phase I plan shows the models to accommodate the largest unit. Commissioner Kandel asked Mr. Balsamo if he could bring in a sample study of a cluster of the townhomes. Mr. Balsamo stated that he could do that. Commissioner Kandel stated that the legal questions concerning the sidewalk, parking and size of' the street should be answered before pursuing this further. Chairman Genrich stated that the Plan Commission should also have the Village Attorney's opinion on the bedroom mix. The engineer for Mr. Frank displayed a site grading plan which showed the detention basin. Commissioner Harris asked whether this was the same as on the originally approved plan. Mr. Seaberg stated that the contours looked the same. The engineer stated that the development to the south is bringing a storm sewer to the southern boundary of Phase I. If Surety does not build, Phoenix will bring it out to Route 83. They are cooperating with Surety to swap detention and backyard runoffs. The detention area will be expanded as more units are brought in. Mr. Frank added that all the engineering plans are subject to engineering approval. In response to a question from Commissioner Goldspiel, the engineer stated 1 that the detention area will drain dry within 24 hours of a heavy rain. Plan Commission Page 6 July 7, 1976 Commissioner Goldspiel stated that he does not have enough informinforriAto form a belief as to whether the Phase I plan is inconsistent`�" �`ie o�ierall plan. He would like to see the Staff work on it. There are too many loose ends. He added that he would like to see the overall plan redrawn so he knows what it looks like with the lot lines drawn in, what the detention area might be li e, what the streets might be like with the sidewalks o ed etc. _ f a we e n� eJ i2k Ccd��rL `Ad .�xua<AQ.e / />��ChunGn h e thathe eve oiler-id a fo owing; 1. Bring in a sketch plan identifying what the different phases of their development will be if they should buy the entire piece of property. 2. Get input from the Staff on the streets, parking, etc. Include V in this the rights-of-way. 3. On the sketch plan show where the sidewalks will be and lot lines. 4. Open up Branbury Lane. 5. Also on the modified sketch plan show the area that will be common area. 6. Show a combined plan showing the units. 7. Chairman Genrich will meet with the Village Attorney and resolve the bedroom density and timing of the recreational development. 8. When the developer comes back with the modified sketch plan he can also come back with the Final Plat for Phase I in compliance with the Subdivision Ordinance. Mr. Seaberg stated that he wanted to see a detention layout for the entire piece of property, Kenroy-Tiburon Chairman Genrich stated that Kenroy, Inc. , is proposing to develop land in an unincorporated area of Wheeling and Palatine townships. Part of their proposal will be a commercial development. Last year the Board passed a resolution stating that they are against development in unincorporated areas. in the past the Village has not been consistent in opposing development in unincorporated areas. Part of the reason for this is the poor communication from the County Board and the time elements involved. Chairman Genrich felt that it was important that the Village aggressively oppose developments in unincorporated areas in close proximity to the Village on a consistent basis. He suggested to the Plan Commission that if the Board were to authorize the Village Manager to automatically present this statement at the appropriate public hearings this would be good for the Village. He also suggested that a terse cover letter stating a direct opposition to a particular project because it is an unincorprated area, signed by either the Village Manager or the Board President , would also be helpful. It was the general feeling of the Plan Commission that the Staff should present this resolution whenever this type of project is presented. Plan Commission Page 7 July 7, 1976 ( Standardized Annexation .agreement Commissioner Harris discussed changes in the Annexation Agreement with Mr. Whited. Mr. Whited will have it retyped incorporating these changes and resubmit it. Levitt School Site Mr. Whited stated that the Village has received a copy of a letter in which Levitt has agreed to donate a Strathmore Grove site when District 96 is ready to accept it. Plan Commission Reappointments } Commissioner Goldspiel moved to recommend to the Village Board the reappointment of Commissioners Mendenhall and Harris to the Plan Commission for three years. Commissioner Kandel seconded the motion and it carried unanimously. Adjournment Commissioner Goldspiel made a motion to adjourn. Commissioner Kuenz seconded the motion. The meeting adjourned at 11:25 p.m. Respectfully submitted, i da Isonhart Recording Secretary APPROVED: Carl Genr ch, Chairman