1973-11-20 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
Centex - Hank Farm
November 20, 1973
Chairman Carl Genrich called the meeting to order at 8:30 P.M. , November 20,
1973, in the Municipal Building, 50 Raupp Boulevard. He then read the Public
Notice to all present.
Commissioners Present: Mr. Genrich, Chairman Mr. Keister
Mr. Haarr Mr. Mendenhall
Mr. Harris Mr. Shields
Also Present: Mr. Balling, Village Administrative Assistant
Mr. Seaberg, Village Engineer
Mr. Crosland, Village Park District
Mr. Kittle, Village Park District
CENTEX
Those present in this regard were:
Mr. Mort Kaplan, House Counsel
Mr. Charles J. DeBruler
Mr. Gerald Estes, Planner
Mr. Joseph Koenen
The witnesses were sworn in by Chairman Genrich.
Mr. DeBruler stated that he represents the group now entitled on the property.
Mr. Kaplan presented Mr. DeBruler with a copy of Exhibits A, B, & C, asking
him to verify them. After verifying these exhibits, Mr. DeBruler also verified
the deed to the property, the trust agreement, and Petitioner's Exhibit #4. He
stated that it was a contract for sale of 80 acres, a portion of the Hank Farm
as identified on the plat as Parcel B.
Mr. Estes stated that he is an architect and city planner for Ralph C. Campbell
and Associates. He identified Exhibit #5, which states his background and
education. He was Director of Planning for the Lake County Regional Planning
Commission from December '69 to March '73. Prior to that he was Chief
Community Planner for Regional Planning Commission for approximately one and a
half years. Prior to that he was in private consulting. Specifically in regard
to Buffalo Grove he worked closely with Lake County when theyprepared the
Buffalo Grove Comprehensive Plan.
Upon questioning from Mr. Kaplan, Mr. Estes stated that he was familiar with
the subject property of Centex application, specifically Parcel B on the plat
of survey. He then described the subject porperty - 80.67 acres of residential
land in the Winston Park Planned Unit Development which has a north to south
dimension of approximately 800 feet and fronts along commercial property along
Milwaukee Avenue. The property has a depth of approximately 1 mile perpendicular
to Milwaukee Avenue. The western boundary is the Soo Line Railroad. The north
boundary is a park property owned by the Lake County Public Works Department.
The property follows along the south side by the planned unit development known
as Inverary.
Mr. Kaplan then asked him if he was retained by Centex Homes for the purpose of
developing this property. Mr. Estes replied that he had been retained for this
purpose.
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Page 2 11/20/73
Mr. Kaplan asked if the Petitioner's Exhibit #6 was according to the BA site
and if Mr. Estes has prepared this. Mr. Estes replied that he had prepared
the exhibit and that he took the following factors into consideration in
the preparation of this particular plan:
1 . Strategic location - in the middle of a development community
area west of Buffalo Grove bounded on the south by Lake Cook
Line and on the west by the Soo Line, and on the north by
the proposed extension of Bush Deerfield Roads. The east is
bounded by Milwaukee Avenue and DesPlaines River.
2. Consideration of the long narrow configuration of this site
and its proximity to the water and sewage plant.
3. Typography,
4. Need to develop sewage and drainage
5. Locating a variety of house types.
Mr. Estes then described the commercial type of development proposed in answer
to Mr. Kaplan's request. The site in terms of access is serviced by a major
road along the southerly portion of the site. There are two basic types of
houses shown on the site plan which are: 1) Multiple-family apartment
dwellings at the eastern end of the site having underground parking and
elevators, and 2) attached single-family dwellings and clusters around private
driveways - which are the majority.
Mr. Kaplan asked Mr. Estes to describe Petitioner's Exhibit #7. Mr. Estes
replied that it was a statistical breakdown of the various land areas and
uses in the site, including residential areas divided into both the townhouse
and the condominium units. These statistics are relative to the dedicated
Rights-of-way for streets, private road provisions in the plan, the open space
provided in the plan including common recreational space and other common
space and other land uses associated with the project, such as the public works
open space at the northeast side of the site and the commercial area to the
east.
Mr. Estes stated that there are 580 townhouse units on the western portion
of the site. These are grouped with either 4, 6 or 8 dwelling units in a
building. Each building is located along a private driveway and each unit has
an attached garage which fronts on the private driveway. He then stated that
there are 360 condominium unit apartments located in three 4 story buildings
with parking areas located the the basement level . These units are served
from the private road leading from Inverary along the south. The proposed
townhouse.units would be nominal 2 story buildings somewhere in the vicinity
of about 20 to 22 feet. The condominium apartments would be roughly 50' in
heigth. The proposed bedroom ratios for the development are as follows:
In the 580 townhouse units there is the following mix:
142 2 bedroom units
294 3
144 4 "
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Plan Commission
Page 3 11/20/73
In the condominium apartment buildings the mix is as follows:
48 1 bedroom units
243 2 "
69 3 "
Mr. Estes stated that the density of this development, as compared to the
overall Site would be approximately 10.9 dwelling units per acre.
For the condominium apartment units at the eastern end of the site there is
a total of 2 parking spaces for each dwelling unit and of these, 390 parking
spaces are located in underground garages. This gives a ratio of 2 to 1 . In
the townhouse units each unit has an attached 2 car garage. There is also a
full depth tandem parking apron in front of each garage which will accommodate
another 2 cars per dwelling unit. There is provided within each cluster an
additional on-street parking space on the private roads serving the townhouse
clusters and approximately another 4 parking space per unit, which is a total
of 4.5 parking spaces per dwelling unit for the townhouse cluster.
Also included in the development is a 9 acre park and recreation area along
the north side of the development opposite the sewage treatment plant. On
that particular site there is a clubhouse, 2 swimming pools, tennis courts
and a parking area for approximately 50 cars to serve that club. In addition
to this primary facility there are also small lakes and ponds located roughly
along the alignment of the creek that runs north and south of the site to the
middle of the condominium apartment area. There is a reservation for the
site of approximately one-third to one-half an acre on the western side of
the site for future public utility uses.
The set-backs vary on the site depending on the type of building and planning.
Along the northern boundary of the site, in the vicinity of the sewage treat-
ment plant the setback across the park is approximately 250' with total
separation between the sewage treatment pland and the residential being 300' .
Along the northern boundary of the site there is a minimum distance of 15' .
Along the western border of the property between the center line of the rail-
road and the houseing units there is a minimum set-back of approximately
160' . Along the southern side of the property, where it fronts onto the
extended ROW of Inverary Lane, the set-back is approximately 15' . Along the
eastern edge of the site, in the vicinity of the shopping center, the minimum
distance between the buildings is approximately 30' .
Upon questioning from Mr. Kaplan, Mr. Estes described Petitioner's Exhibit
#8. This exhibit is an artist's rendering of one of the multiple family
condominium apartment buildings located at the eastern side of the site. The
buildings are a 3 winged structure. There are balconies on each particular
unit. There is also a patio for each unit which is on the ground leve. There
is a covered entrance way located at the center of the building.
Mr. Estes then described Petitioner's Exhibit #9, as being a complex set of
floor plans and building elevations and construction details for the town-
house apartment units, which are located on the western side of the site.
Plan Commission 11/20/73
Page 4
The price ranges for the various townhouse units are:
2 bedroom units $40,000 per unit
3It $44,000 " "
4 " $46,000 " "
The price ranges for the condominiums are:
1 bedroom unit $24,000 per unit
2 $32,000 " "
3 $38,500 " "
Mr:.Estes stated that there will be a basement under each particular unit
which will be for the use of the residents of that particular unit. It is
separated from the basements of adjacent units. The main level of the
building where it fronts on the private driveway has a 2 car garage. There
is a small entrance courtyard of approximately 12' square with a family room
facing onto that court and connecting the house to the garage. This portion
of the family room and the garage is a one story building. From the entrance
courtyard into the house there is a powder-room, stairs, kitchen and living
and dining spaces to the rear of the house. The second floor contains
bedrooms and bathrooms and closet areas varying according to the various
floor plans. The basic dimensions of townhouse units is 24" wide by
approximately 68" in depth from garage to rear walls depending on the number
of bedrooms.
Mr. Estes then showed the Commission a small roof plan of 2 units, one next
building to the other. Allhave a 2 bedroom unit next to a 2 bedroom, 3
bedroom next to 3 bedroom and 4 bedroom next to 4 bedroom, except for the model
which has a mix. He then showed a diagramatic section through the house
indicating the different levels and the orientation of the various internal
spaces. The building round coverage for the entire development is 25.7% or
22.13 acres. The floor area ratio is approximately 40%.
The main access to the development at present is from Milwaukee Avenue along
the east at an improved intersection to that road along Inverary Lane which
is presently udder construction and which will be expanded. There is also
provision made in the plan for future access to the site along the proposed
collector street running north and south on the western edge of the site.
There is a system of hard walkways which runs the entire length of the
development. There are tot lots located along these pathways.
The estimated value of the residential development including the townhouses
and the condominiums is $36,824,500.00. Estimated market value of the
recreational amenities including the recreational building of $265,000, tennis
courts and the swimmingpool and parkinglots total
$375,000.00.
He then described Petitioner's Exhibit #10 as being a plan showing the
various stages of development.
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Plan Commission
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Mr. Estes then presented Exhibit #12, Tax Imput Analysis and stated that
he had prepared this. Mr. Kaplan asked him what taxing bodies would receive
revenue from the proposed development. Assuming annexation to the Village,
it would include the Village of Buffalo Grove, the Aptikisic Grade School -
District 102, Adalai Stevenson High School - District 125, Lake County and
Lake County Forest Preserve, Vernon Township and the various Township fire
districts. He then stated that the estimated assessed value of the entire
development for tax purposes is $25,700,982.00. Estimated revenue for
Disctict #102 would be approximately $515,415.00 per year. The estimated
revenue for the High School District should be approximately $494,408,000.00.
Mr. Estes presented Exhibit #11 , which is the Buffalo Grove Comprehensive Plan.
On this exhibit he had shown the relation of the development to Buffalo Grove.
He stated he was familiar with Ordinance 0-73-39B.
Mr. Estes stated that the proposed development gave the best and highest use
of the property. The following factors were taken into account to achieve
this use. They are:
1 ) Accessability to the site
2) Surrounding factors
3) Availability of utilities
4) Proximity of the site to open space and recreational
ammenities
5) The proximity to a transportation network
Mr. Estes feels that this development will provide a focus and upgrading of
this area as it goes from a rural setting to a suburban setting.
Mr. Estes then presented Exhibit #13. He has listed each incentive as it
is listed in the ordinance. The total design incentive percentage is 51 .57%.
Chairman Genrich asked Mr. Kaplan to relate to the legal status of this
proposed development, in regard to the County. Mr. Kaplan stated that the
property had been zoned by the County for 940 units. The developers then
asked for a planned unit development. Subject to certain convenants the
County Board approved a Planned Unit Development. He then stated that the
court decree is still outstanding. Mr. DeBruler stated that the approval
of the plan was a compromise as far as density is concerned. There was a
50 unit density reduction in the number of townhouses.
Mr. Fred Cramer - private citizen asked about the ingress and egress of
Inverrary Lane. He questioned whether or not it could handle almost 1 ,000
units. Mr. Estes then stated that the problem lies with the proper signaling
system on Milwaukee Avenue.intersection.
Commissioner Harris asked Mr. Estes if he thought the ordinance conformed
or was it just compatible to the PUD ordinance. Mr. Estes stated that through
a slip of the tongue he had used the wrong word and that basically the
development conforms to the ordinance. Mr. Harris then asked if Mr. Estes
had in his Exhibit #12 used the figures based upon the Illinois School
Consulting Service. Mr. Estes stated that in regard to the High School
District the figures from the ISCS showed 155 students and that even with this
number there would be a net profit of approximately $160,000.00. Commissioner
Harris then asked about the benefits to School District 103. There is an
estimated total of 609 elementary school children and the approximate net
benefit would be $332,000.00.
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Page 6 11/20/73
Commissioner Harris then asked why they were now coming back with 940
units when that had previously accepted approval from the County for
890 which was a drop from the initial 940 units requested. Mr. Kaplan
stated that he could not answer this at this time.
Mr. Phil Spinuzza, 971 Milwaukee Avenue asked about the additional
easements which would be involved with this developement. Mr. Estes stated
that in their review land had been made available on the west side of the
development for such easements.
Mr. Koenen was then introduced and verified Exhibit #14 which state his
experience and qualifications. Mr. Koenen then described the soil
conditions on the subject property. The property has approximately 11/2 feet
of top soil , one to two feet of yellow clay and some sand and gravel . They
have taken approximately 40 soil borings to define the soil conditions on
the site. They have determined that the soils on the site are extremely
homogenous. The soil will support the townhouses and condominiums, without
any unusual foundations.
Mr. Koenen then presented Exhibit #15, stating that this exhibit portrays
the concept of storm sewers on the site. He stated that part of the eastern
end of the project and part of an area near the center of the project are
in the flood plains of the DesPlaines River. They have developed an equal
flood plain storage basin of about 75 acre feet of volume which represents
the amount of land taken out of the flood plain. Approximately the west
60 acres of the project will have storm water detention facilities. He
stated that the storm drainage system will meet the ordinances of the village.
The presentation of Exhibit #16 was then made by Mr. Koenen. This exhibit
sets forth the concept of routing and looping of water distribution mains
within the project. About in the middle of the property there is a public
utility easement within which there is a 10' water main which extends easterly
along Inverrary Lane to Milwaukee Avenue and services the Inverrary Project.
The source of the water is from a well owned and operated by the Lake County
Public Works Dept.
He then introduced Exhibit #17, Sanitary Sewer Concept. There is an existing
15", 12", 10" and 8" sanitary sewer running from the Lake County Public Works
Sewage Treatment Plan down to Inverrary Drive and easterly along Inverrary Dr.
This sewer is now in and operating and the development of sanitary sewer system
for the project would be tied into the sewer at Inverrary Drive using the
existing manholes. He then stated that the proposed sanitary sewer is adequate
to servie the commercial development to the east and the subject property.
Mr. Koenen stated that Exhibit #18 is an agreement which covers the removal
from the Public Works Property of the material to create a lake and create
the equal flood plain volume.
Mr. Robert Deacon from the Lake County Public Works Department spoke to those
present. He represented the Public Works Dept. and expressed their objection
of the subject property being annexed to the Village of Buffalo Grove, for the
following reasons.
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Page 7 11/20/73
LCPWD - Lake County Publid Works Dept.
He presented a map which is part of the agreement that the Lake Country Public
Works Dept. has with our village for the sewer service area of the village.
The subject property does not fall within the agreed Buffalo Grove service area.
Water mains have been constructed on the subject property to service Inverrary.
He stated that the LCPWD does not have an agreement with Centex. They are
willing to go into an agreement with Centex for the storm water retention
area. They are concerned about the set-back area adjacent to their treatment
plant. They feel that units should not be built within 200' of the plant site.
He questioned whether or not this property is contiguous to the village at this
time. He then stated that the LCPWD would like to have the Plan Commission's
decision as to recommendation before it goes to the village Board.
Chairman Genrich asked for a clarification that he was speaking on behalf of the
Lake County Public Works Dept. Mr. Deacon stated that he was speaking on
behalf of the Public Service Committee.
Mr. Crosland asked if there was an agreement made to lease over or rent the
15 acres listed as other open space. Mr. Deacon stated that there was not
agreement with the village at this time and there will not be any agreement
made to deed over the property. An agreement will be such so as to allow
construction of detention basin on the property but it will remain with the
County.
Commissioner Harris questioned the water system. He asked Mr. Deacon if he
was stating that because of the previous agreement with the village in so
far as areas of influence were concerned that it is impossible for this land
to be annexed to the village. Mr. Deacon stated that it was not impossible
and pointed out that it was not part of the agreement which was negotiated
at the time the service area boundary area was formulated. Commissioner
Harris asked if there would be any problem in the capacity of the water system.
Mr. Deacon stated that they intend to construct additional facilities.
Commissioner Haarr asked if the additional wells needed to service this area
would be constructed on the subject property. Mr. Deacon stated that they
would be constructed on LCPWD property.
Mr. Cramer (AUDIENCE) questioned the fire protection and the water pressure
for both the Inverrary Project and the subject property. Mr. Deacon stated
that at this time the water system was not adequate but they intend to build
facilities that will provide for future development.
Mr. Crosland commented that the provision of a recreational facility if
designed property would have a viable usage for the people in this proposed
subdivision. Mr. Kittle asked if there would be no objection for the
recreational facility to become part of the Buffalo Grove Park District.
Mr. Kaplan stated that if it was feasible he saw no reason why they
wouldn't go along with that. Mr. Kittle asked if the Buffalo Grove Park
District would be a receipant of monies as received by the School Districts.
Mr. Crosland stated that the Park District is not necessarily to sit in the
capacity of receiving, but to guide and analyze what is being provided by
the developer. Mr. Crosland also stated that they have not seen enough
documentation, either dimension wise or types of facilities of the proposed
recreational facilities. Mr. Kaplan stated that he would personally meet
with the Park District to iron out any rought spots.
Plan Commission
Page 8 11/20/73
Mr. Bruce Goldman, 144 Inverary Lane addressed the Commission and the
Developers. He wanted to know the extent of the commercial enterprises
and the nature of these enterprises which are going into this project.
Mr. DeBruler responded saying that under the court decree that they had
received from the circuit courts of Lake County, the six acres along the
front would be declared a commercial area. The nature of the commercial
is not known to him at present.
Commissioner Mendenhall stated that he had many questions which needed to
be answered by Mr. Estes, who had left earlier. He stated that we should
have another meeting with Centex to air out some of his questions, and those
of the other members of the Commission. Commissioner Haarr agreed. It
was decided to continue the hearing on December 4th, Tuesday, at 8:00 P.M.
The meeting was adjourned at approximately 11 :15 P.M.
Respectfully submitted,
A. Heneghan, R rding Sect'y.
Approved:
Carl Genrich, Chairman
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11/20/73
CENTEX PUBLIC HEARING
EXHIBITS
1 . Plot of Survey
2. Chicago Title & Trust Policy
`./ 3. Trust Agreement Showing Beneficiaries
4. Contract with Centex Homes
5. Gerald Estes' qualifications
6. Site Plan
7. Land use and site date
8. Condominium Rendering
9. Plans & Elevations for townhouses
10. Development Stages
11 . Comprehensive Plan - Buffalo Grove
12. Tax imput
13. Buffalo Grove Incentive
14. Moenen's qualifications
15. Storm Drainage
16. Water Distribution
17. Sanitary sewers
18. Public Work Agreement