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1973-10-31 - Plan Commission - Minutes WORKSHOP SESSION BUFFALO GROVE PLAN COMMISSION Centex Development - Winston Square OCTOBER 31, 1973 Chairman, Carl Genrich, called the meeting to order at 8 :40 P.M. , October 31, in the Municipal Building, 50 Raupp Boulevard. Commissioners Present : Mr. Genrich, Chairman Mr. Harris Mr. Keister `./ Mr. Mendenhall Mr. Shields Mr. VanEngen Commissioners Absent : Mr. Gamm Mr. Haarr Also Present: Mr. Armstrong, Village President Mr. Balling, Administrative Asst. Mr. Kittle (Buffalo Grove Park District) Mr. Osman, Trustee Mr. Shirley, Trustee Mrs.Rech, Trustee Centex - Those present in this regard were : Mr. Charles F. DeBruler Mr. Mort Kaplan, House Counsel - Centex Mr. Robert B. Rosen, Bennet&Kahnweiler Assoc. Mr. Phil Sheridan,Marketing Dir. -Richards Group Mr. David Wheatly, Staff Planner - Centex Mr. Mort Kaplan introduced Mr. Rosen, who is an employee of Bennet & Kahnweiler Associates. Mr. Rosen stated that he is an industrial broker and that currently he is involved with a number of industrial projects. He then gave a brief history of Centex indicating that the Centex Industrial Park started in 1957, when Centex in Texas acquired land just west of O 'Hare. Since Centex required the service of a Chicago real estate firm, they brought in Bennet & Kahnweiler as their marketing agents. The Industrial Park in Elk Grove Village consists of approximately 2, 200 acres and is the largest industrial center in the country. Mr. Rosen stated that he could give indications of what could happen in this area with an industrial center, but indicated that he did { not want to make statements. He also stated that he had reviewed the master plan this evening. - 1 - Plan Commission Page 2 10/31/73 Mr. Rosen stated that about a year ago, through his involvement in Mundeline, he did some research and looked into the Buffalo Grove area. He has made a study and feels that there is a market for industrial property in this area. He gave his opinion that he felt very strongly about an industrial market in Buffalo Grove. He brought out three good points for a successful industrial site in Buffalo Grove : 1) rail 2) power lines 3) availability of sanitary and strom sewers. He felt that the only bad point was the lack of exposure to main highways and roads in Southern Lake County. Mr. Kaplan stated that one aspect of their presentation here tonight is for a portion of that property for multiple dwelling. Commissioner Van Engen stated that he felt that it would be inter- esting to explore the availability of the labor market in this area. He also questioned why Wheeling did not succeed with the LeHigh property. Mr. Rosen stated that one of the requisites for a successful industrial site, includes good management, good timing and enough capital. Trustee Shirley asked what types of industry Mr. Rosen thought would be interested in this area. Mr. Rosen indicated that his guess at this time would be that we would get a large number of manufacturers. President Armstrong asked Mr. Rosen what role can Village government play to try and make this dream a reality. Mr. Rosen stated that there would need to be a general cooperation with developers. He does not see that as a problem with this village. Trustee Shirley asked if the reason private property owners were hesitant in selling was the competition of residential to industrial. Mr. Rosen indicated that this was not the reason, and that it seemed private owners were just holding out for a substantial profit on their property. Mr. Balling asked how does suburban industrial development relate to municipal fire protection services. A good fire department is most essential stated Mr. Rosen, but he would be more concerned about inadequate water pressure and inadequate water lines for sprinkler systems. Chairman Genrich asked Mr. Rosen that assuming that within the next couple of years of piece of land that was fairly close to a good east-west road, how big would a parcel be before they would be interested in developing it. Mr. Rosen stated that the smallest parcels that his firm has developed have been in the range of 50 to 60 acres. Plan Commission Page 3 10/31/73 Centex - Winston Square This piece of property is the 58 acres that Centex wants to secure from Richards Teckton. Mr. Kaplan introduced Mr. Wheatly, Staff Planner for Centex, who then gave a presentation. Mr. Wheatly stated that they had developed a combination use far this piece of property which they feel is reasonably profitable for the village. Principally they have mixed townhouses with a density of 9.2 with a single family cluster using a building sites of 36 x 100 ' . The single family dwellings range from 1, 000 sq.ft. to 2,000 sq. ft. Some are one story and others 2 story. The cluster homes have a density of 6.4 or 6.5. (See the attached Plan Data Sheet) Mr. Wheatly states that this plan would not only be profitable to the developers but would also be a charming asset to the village. They have carefully met all the accessability and set-back requirements. They have a recreation area in the center of the development. There is also a 60 ' wide access and a green belt between the walkways so that the children need not cross the streets to get to the recreation center. Mr. Wheatly stated that they 'have an entrance to the townhouses and that they have tried to arrange them to create a neighborhood feeling. He stated that the lots for the townhouses are 22x85 ' . The lots are arranged linerally for the most part. They have allowed for wider green belts where there are a series of single family homes against townhouses. He indicated that there are also a number of tot lots. Mr. Balling questioned the size of the garages of the units. Mr. Wheatly stated that the cluster homes have two car garages. Mr. Wheatly also described the building types. (See attached Plan Data Sheet) . Trustee Osman asked what the proposed price range for the various types of buildings. Mr. Kaplan stated that price ranges would be available at a later date. Mr. Wheatly went on with the presentation stated that the town- houses have a 12 to 20 ' yard in the back and a 25 to 30 ' freen belt passageway far bicycles. Trustee Rech asked if there would be a kitchen window in the townhouses. Mr. Wheatly stated that there would not. Trustee Rech brought out the fact that kitchens without windows are definitely dreary and she sympathized with the housewife who is in the house all day long, and who would be faced with that type of a kitchen. Plan Commission Page 4 Commissioner Van Engen asked why they went to Zero lot line single family. Mr. Kaplan stated that this is an attempt to present a mixture of uses. Mr. Wheatly indicated that they have tried to get away from the block barricks look. They will try to get windows in the kitchens. Trustee Rech asked about the bike and pedestrian paths. Mr. Wheatly stated that they would probably be 6 to 8 or 10 ' wide. Trustee Rech then asked how the children would be routed to school. Mr. Wheatly replied that the quickest route would be to cross the streets and that these are not really dedicated streets of traffic. Trustee Osman asked if there were any sidewalks. Mr. Wheatly stated that they did not put in sidewalks because there are many green areas through the development. Trustee Osman then asked if they would plow the green belt areas and exactly who would do it. Mr. Wheatly stated that the Home Owners Association would handle this. Commissioner Mendenhall reminded the group that the Commission had shot down the plan before because there was no access to the school. He stated that the plan now shows several areas where the children can get to the school without any trouble at all. Mr. Mendenhall then asked if they were coming in under the R9 zoning as before, and are you coming in on the PUD as it stands today? Mr. Kaplan stated that they are coming in under the terms of the annexation agreement, and yes it would be R9 zoning. Mr. Kaplan had discussed this matter with Commissioner Haarr and it was agreed that the PUD ordinance permits the Zero lot line. Commissioner Mendenhall suggested that before their public hearing that the plan should be improved to 1) get the children away from the streets - make them cross as few streets as possible, and 2) create access to the west. Commissioner Mendenhall asked if at a latter time the Commission could receive the elevations. Mr. Wheatly replied that they would provide these. Commissioner Keister asked the number of tot lots. Mr. Wheatly indicated that there are about 10 tot lot playgrounds. Mr. Kittle asked about the size of these tot lots. Mr. Wheatly stated that they were about 450 square feet. Commissioner Keister asked how many different elevations they were planning. Mr. Wheatly indicated that they planned about 5 different elevations. Commissioner Van Engen asked if they still planned on using the other part of Hawthorne for water retention. Plan Commission Page 5 10/31/73 Mr. Kaplan stated that if they proceed with this parcel their agreement provides that they they have the option to use the retention on the Hawthorne property. They are also looking at the possiblity of providing their own water retention. Commissioner Van Engen asked if the property would be swailed. Mr. Kaplan stated that whatever good engineering dictates, they would do. Commissioner VanEngen asked if Pauline Avenue would run all the way through to Weiland. Mr. Kaplan stated that he had spoken with Mr. Seaberg and that this was a possibility. Commissioner VanEngen then asked if there were any population estimates as yet. Mr. Kaplan ttated that these would be relatively easy to obtain and would be forthcoming. Commissioner VanEngen asked if there was enough room for a fire truck to turn around on the streets by the cluster houses. Mr. Wheatly stated that theses areas would be 60 ' and a firetruck could turn around in 40 ' . Mr. Kittle indicated that Hawthorne had made certain representations with regard to the school acerage. He asked Mr. Wheatly if he could assume that the 10 acres for the school would still be available. Mr. Kaplan stated that there would still be 10 acres available for the school. Mr. Kittle stated that that point in time Hawthorne stated that this area would be landscaped. Mr. Balling asked how the parking spaces were in relation to the townhouses. Mr. Wheatly indicated there would be 2 car garages. Trustee Rech suggested that the retention be provided for. She wondered if the Fire Chief had yet seen the plans. Mr. Wheatly and Mr. Balling will review the plans with the Fire Chief. Trustee Rech asked if there was a 25 ' distance between the lots. Mr. Wheatly indicated that there is a 25 ' distance between the lots and much more between the buildings. Mr. Balling asked if the townhouses have basements. Mr. Kaplan stated that this information would be forthcoming. Mr. Phil Sheridan spoke to the Commission about the reasons why The Richards Group decided not to develop this particular piece of land. He stated that 1) the cost of the project that they were planning to develop was in excess of what they had anti- cipated, 2) the market fell down, 3) they are a new company and they needed money this year. This was a business decision. Mr. Sheridan stated that the above about summarized the reasons why they would no longer be developing this project. Chairman Genrich inquired as to whether or not the Richards Group would still honor their agreement about the school and park property. Mr. Sheridan informed the Commission that he is sure the Richards Group would work-out what they had originally agreed to. Plan Commission Page 6 10/31/73 • The workshop session was adjourned at 11 :15 P.M. REGULAR MEETING Chairman Genrich reported on the Blue Ribbon Committee. He informed the commission that we would possibly be adding on another 2 or 3 members from the Zoning Board of Appeals. Regarding the landfill situation, Chairman Genrich reported that President Armstrong will appoint a Blue Ribbon Committee. The regular meeting adjourned at approximately 11 :30 P.M. Respectfully submitted, A. Heneghan, cording Sect 'y. Approved: Carl Genrich, Chairman { PRELIMINARY MINUTES - NOT APPROVED V)rI\1 t:CUn1 A(LC • PLAN DATA TOTAL AREA 55.06 Acres BUILDING UNITS )1.0. Townhouses No. Single Family Attached Townhouses 256 Units Gross No. Townhouses Per Acre 9.2 Zero Lot Line Houses No. Single Family Detached Houses 176 Units Gross No. Houses Per Acre 6.4 Average No. Units Per Acre (Townhouses & 0 Lot Line Houses) 7.S RECREATIONAL AREA Club House 1800 SF/Floor 3600 SF Swimming Pool; Kiddie Pool Two Tennis Courts PARKING 3.17 Per Unit Plus Guest Parking 112 . • Club Parking 40 152 .33 Per Unit LAND COVERAGE AND OPEN SPACE U,UaLDING COVERAGE Townhouses 7.26 Acres 13.18% Zero Lot Line Houses 8.38 Acres 15,21,E STREETS 24 Foot 7.51 Acres 36 Foot 1.99 Acres Total 17,25 • - 2 - w- RECREATION AREA 1. 1 Acres 1.99% GUEST PARKING .51 Acres .92% COMMON OPEN AREA 28. 31 Acres 51.417 • BUILDING TYPES Townhouses 4 Unit Building 13 6 Unit Building 15 8 Unit Building 15 Bedroom Mix 2 BR 20J J %BR 60% 4 BR 20% Zero Lot Line Houses 176 Units Bedroom Mix 2 BR 20% 3 BR 60J 4 BR 20% • • •