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1973-10-24 - Plan Commission - Minutes WORKSHOP SESSION BUFFALO GROVE PIA N COMMISSION Centex Development - Hanks Farm OCTOBER 24, 1973 Chairman, Carl Genrich, called the meeting to order at 8 :20 P.M. , October 24, 1973, in the Municipal Building, 50 Raupp Boulevard Commissioners Present : Mr. Genrich, Chairman Mr. Keister Mr. Haarr Mr. Mendenhall Mr. Shields Mr. Van Engen Commissioners Absent: Mr. Gamm Mr. Harris Also Present : Mr. Seaberg, Village Engineer Mr. DiVincenzo, Superintendent-School District 102 Centex - Hanks Farm Mr. Morton Kaplan, House Counsel represented Centex. Mr. Charles DeBruler was also present. Mr. Charles DeBruler identified himself for the record. He, in company with his partner, Mr. Arkules own 11.8 acres of land that is part of the Hank Farm that lies westerly of the Soo Line RR tracks, and abuts the city limits along its south line. Along the north and west line is a subdivision located entirely in the County of Lake, known as Horacio Gardens. Mr. DeBruler then presented plats to the Commission. They have had a land plan drawn by Carl Gardner & Associates. He then ex- plained the plan. The property presently is in Lake County and presently zoned UR-3 under the zoning laws GE Lake County. Under this zoning classification, its optimum use as a parcel for multi- family would be 16 units per acre contained in buildings of 50 units located on 21/2 acres of land. This property is a vehicle that provides contiguity for the annexation of the Hank Farm and lies easterly of the tracks. Serving roads from ingress and egress, Pauline Avenue, is a street that runs along the south line of Horacio Gardens over to the north-south road that is referred to as Aptakisic Road and serves as the main feeder road for the Hawthorne Development. Part of the plan was, at some future date, to have Pauline Avenue join with Inverary Lane. There will be an ability to connect these two roads across the railroad tracks at some time in the future. Plan Commission Page 2 10/24/73 Mr. DeBruler stated that they have used as a building module, the townhouse unit which the Commission had been presented by the Centex people and is being used on the Hank Farm. These townhouse units are 2, 3 and 4 bedroom units. They will have 2 car garages. There is a gross density of 9.1 units per acre with 170 townhouses on the 11.8 acres. The need approximately three quarters of an acre for the retention area. Commissioner Mendenhall stated that this plan did not comly with the Master Plan and he had through that the reason for going to the Soo Tracks was in the hopes of a Commercial zoning. Mr. DeBruler stated that it had been discussed one other time. The property to the south is zoned for manufacturing. He stated that they have gone into this to some extent. There is a con- siderable amount of manufacturing zoning to the Village of Wheeling and South. In order to have manufacturing zoning, County Line Road would have to go through. Commissioner Keister stated that this parcel right now does not have any access feasibility to permit industrial use at this time, but feels that anytime a small parcel of property came up for annexation that we would be shutting out our thoughts of industrial property along the tracks. Commissioner Haarr stated that he is somewhat concerned about losing the industrial zoning along the tracks. He then asked Mr. DeBruler what zoning he was asking for. Mr. DeBruler stated that he wanted R9 zoning. Commissioner Haarr stated that this would probably be one of the first parcels to come in under the new PUD Ordinance and that a lot of time was spent on that ordinance to try to make it work, and he does not feel that we should throw our work away. Commissioner VanEngen asked if they would have any objections on the fact that they would come in under the Wheeling Fire District. Mr. DeBruler stated that there would be no objections to this. Commissioner VanEngen then asked about the school district. Mr. DeBruler stated that he felt the parcel would be in the Aptakisic-Tripp School District. Mr. DeBruler stated that there is a section in the PUD Ordinance which give a 12-15 density, which does not fall under the plan. Commissioner Haarr stated that it does not fall under the incentive plan, but that the starting area would be 12. He feels that the major question is whether the Plan Commission wants to recommend annexation of a piece at 12-15. Plan Commission 10/24/73 Page 3 Commissioner Mendenhall stated that he is not sure if now is not the time to say, "If you don ' t fit the ordinance, maybe we should change the ordinance, or live by it. " He stated that if we compromise now, as we clearly did on the Hawthorne Develop- ment, when does it stop? Never? Or does it stop now? Chairman Genrich stated that under our PUD Ordinance, the plan for that 11.8 acres does not really conform to the 7-12. The Plan Commission is going to have to decide if they want this parcel in the Village, and if so, should they recommend to the Board that some conditions be exerted, whether they be lower density, etc. , so as to have a better plan. Commissioner Haarr asked if Mr. DeBruler had looked at the Hank Farm in terms of the Village Ordinance to see if it would fit. Mr. Kaplan stated that Mr. Estes has given the Ordinance an examination with respect to the Hank Farm. He does not see any particular problem. Mr. DeBruler stated that he feels the basic question must be resolved. Mr. Kaplan stated that this plan was an attempt to meet the requirements of the Plan Commission, and felt that Mr. DeBruler had been shot down. Commissioner Haarr stated that this was not so, but only a clarification of what Mr. DeBruler wanted as far as zoning. Chairman Genrich asked Commissioner Mendenhall what he thought about the recreation area, and asked if he wanted to discuss this with Mr. Crosland. Commissioner Mendenhall stated that he would discuss this with Mr. Crosland. Chairman Genrich asked if any recreation was being planned in that area, other than open space. Mr. DeBruler stated that there was no recreation area planned. He stated that the parcel does not lend itself to an elaborate situation. Chairman Genrich asked if they intended to meet with the School District. Mr. DeBruler stated that yes, this is their intention. The workshop session was adjourned at approximately 10 :00 P.M. Respectfully submitted, A. Heneghan, Recording Sect'y. Approved: PRELIMINARY MINUTES - NOT APPROVED Carl Genrich, Chairman ah