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1973-10-17 - Plan Commission - Minutes WORKSHOP SESSION BUFFALO GROVE PLAN COMMISSION Centex Development - Winston Park North OCTOBER 17, 1973 Chairman, Carl Genrich, called the meeting to order at 8:15 P.M. , October 17, 1973, in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Mr. Genrich, Chairman Mr. Gamm Mr. Keister Mr. Shields Mr. Van Engen Commissioners Absent: Mr. Haarr Mr. Harris Mr. Mendenhall Also Present: Mr. Crosland (Buffalo Grove Park District) Mr. Di Vincenzo (Superintendent - School District 102) Mr. Seaberg (Village Engineer) Centex - Winston Park North Those representing this project were: Mr. Mort Kaplan, House Counsel - Centex Mr. Charles F. DeBruler Mr. Bernard Arkules, Attorney Mr. Jerry Estes, Roy C. Campbell & Associates Mr. Joseph F. Koenen, P.E. (Ciorba,Spies,Gustafson&Co) Vice President - Consulting Engineers Mr. Estes gave a presentation. He indicated that there were a great number of exhibits prepared for the application of approval to the development plan. There were about 50 or 60 drawings presented to the County. The documents tonight were prepared to summarize the project. The specific site is. located along Milwaukee Avenue north of the Chevy Chase County Club to the Soo Line Railroad tracks. Inverary Lane on the western half is property owned by the Lake County Public Works Department. Mr. Estes mentioned that they began the site plan for this particular project after the court action establishing the density. The particular plan is a community plan with the essential natural development along the railroad. The eastern portion east of Milwaukee Avenus is designated as an open space. Development Proposals. They have revised an 80' R-0-W. The site plan consists of three major development areas: 1 ) Commercial area found along Milwaukee Avenue; 2) Multi-family garden apartment development close to Milwaukee Avenue and the retention area; and 3) Townhouse development area - 580 townhouse units and a 9 acre permanent open space buffer. There is a recreation center for the planned development. The circulation system for the development utilizes Inverary Lane with a widening of that road system. Plan Commission Page 2 10/17/73 The building types include multi-family four story apartment buildings with parking at the basement level . There is a ratio of 2 to 1 parking spaces. Townhouse units consist of two story units with attached two car garages. The bedroom mix varies. There are four parking spaces provided at each house and one-half space guest parking provided for each dwelling unit. The recreational facility is based on the analysis taken of actual occupancy in identical units in Bolingbrook. Mr. Estes talked with representatives from the Illinois Consulting Service and find that the figures are based on a number taken five years after occupancy. Townhouse units - in that area they project there would be approximately 283 toddlers. There will be a series of many tot lots. There are 20 to 30 tot lots throughout the whole development. For the elementary school age children in the townhouse area, as well as the condominium area, there will be three large playgrounds. The small tot lots are located or scattered throughout. In looking at the recreational needs for the elementary school age children it was decided that a bike trail system would be provided for. This system will keep children from having to cross streets. As part of the development program it is their intention to have a little league baseball diamond utilizing the flood plain area. One of the bigest design restrictions was flood control . One of the requirements that the County asked them to prepare in developing the plan was a.detailed landscaping plan. At present there is a hedge row along the south edge of the property. There are 5,000 shrubs and close to 500 trees in that hedge row. They will save as many trees as they can. The areas around the main detention facility will be planted in such a way as to be self-maintained. The remainder of the area will be planted in fast growing plants such as populars. In the overflow areas of the flood plain the Lake County Soil Conservation District indicated that they should use buffalo grass. Along the south border of the sewage treatment pland and the north border of the treatment plant there will be berms and heavy planting. No houses will be within 160' of the Soo Line tracks. The developer will also use sod throughout the development. The allocation of the land use is shown on the Land Use and Site Data Sheet. (See attached sheet. ) Mr. Estes then presented an exhibit showing the four story buildings. There are 120 dwelling units in each building, which include 16 one-bedroom units, 80 two bedroom units, and 23 three-bedroom units, each having a balcony. The townhouses will consist of 4,6 and 8 unit buildings. `.i Mr. Kaplan asked if there were any questions regarding the presentation so far. Chairman Genrich asked Mr. DiVincenzo if he had anything to say. Mr. DiVincenzo asked, if this development comes in would it have to adhere to the Buffalo Grove cash agreement made with the previous owner of the property? Chairman Genrich stated that he could not give a legal answer to that and unless the school district would come to an agreement with the original builder , he feels that it has changed because this is a new builder and Centex has not approached them at all . Plan Commission Page 3 10/17/73 Nr, Kaplan stated that it is their understanding that an agreement was entered into with the school district and Mr. Arkules. Their agreement to purchase this property was contingent on the agreement which was already made with the school district. He feels that this project will bring in the necessary revenues. Mr. DiVincenzo stated that $40,000 was the amount agreed to by the original owner of the land. This was agreed to about a year and a half ago. Mr. Kaplan introduced Mr. Koenen, who gave a presentation of the proposed use of the areas to be used for water detention. Mr. Koenen stated that the project area lies south of Aptakisic Creek and is part of the eastern portion of the project area and part of the central portion just south of the sewage treatment plant presently lying in the flood plain of the Des Plaines River. The drainage concept on the project is for the development of a large equal flood plain storage basin on the public works property, which would have a volume equal to the existing flood plain of the Winston Park North Project and also the existing flood plain on the Lake County Sewage Treatment Plant Project. The total existing flood plain on the treatment plans is something on the order of 72 or 73 feet of volume. The proposed basin will have a volume of about 75 feet. In addition to that there will be a recreational lake of about 5 acres. This lake would be approximately 7 to 8 feet deep and will be deep enough to support aquatic life. There is a large green area south of the sewage treatment plant, which will be sculptured to provide various storm water detention facilities. The detention facility south of the treatment plant will hold back the storm water and release it at a controlled rate. The entire project will be drained by storm sewers coming through the various detention facilities. They feel that during the first 24 hours of a major storm they can provide a certain amount of detention within this area to protect the Des Plaines River. Basically all the drainage is from the west to the east. At present the land slopes in that direction. In order to balance the amount of earth work on this project, they are lowering the grades in the western one-quarter and are filling the eastern part of the project above high water and the Des Plaines River. All of the buildings are designed with the first floor in relation to the record high water. Thereis an existing 15" sanitary sewer running through the easement which serves the Inverary Project and will serve the Chevy Chase Development. They are tying into this sewer directly and also tying into 15, 12 and 10 inch sewers which drain in the Lake County Treatment Plant. At the present time they have not come any further with the water supply except to tie in with the existing Public Works water supply in that area. Mr. Koenen stated that some of the storm work on this project is highly complicated and sophisticated. He stated that he would get together with Mr. Seaberg and review the entire sewer system with him. Mr. Keister stated that with regard to some right-of-way they are apparently laying aside for some north and south roads, he believes that there is very little likelihood of making an extension into Vernon Township. Commissioner Keister also stated that one thing that concerns him is the aspect of this piece of Buffalo Grove, should it be annexed, providing Police and Fire facilities Plan Commission 10/17/73 Page 4 without any connection to the west to Buffalo Grove. Therefore, what action should or will be taken in regard to that railroad crossing? Mr. Estes stated that there is nothing to prevent a crossing to be put in that area. Commissioner VanEngen asked in regard to Inverary Lane if there is any way, if the village got approval for the crossing from the ICC, if Centex would put a crossing in there. Mr. Kaplan stated that he could not make a committment at this time but that it sounded reasonable. Commissioner VanEngen asked what type of Home Owners Association would be set up. Will it be a standard home Owners Association? Mr. Kaplan stated that it would be. At the public hearing he will present an agreement that he has with the Home Owners Association. Commissioner VanEngen asked if the village would get any smell from the sewage treatment plant. Mr. Estes replied that the new sewage plant is being designed to very high standards and that nowadays it can practically be guaranteed that there will be no smell . The FHA in reviewing mortgage applications for housing developments insists on 300' standards. The bigest problem is the scale of these facilities. They are pretty massive pieces of construction. Mr. Koenen stated that he met with the Public Works Department approximately 2 weeks ago on the design of the Lake and the collection of the lake and the sewage treatment plant. One of the factors in the operation of this plant is the proof that the affluent from this plant is a prue recycable water. Affluent from the plant is discharged into a little ditch. Both of the storm sewer systems will go into the lake. The County will stock the lake with various game fish. Commissioner VanEngen asked if the plant would produce any sledge. Mr. Koenen stated that it would produce sledge which could be bagged for fertilizer. Chairman Genrich asked if they happened to have a USGS Flood Map to show which areas are in the flood plain. Mr. Koenen then presented the Commission with an existing flood plain map. Chairman Genrich asked if they planned in meeting the standards and require- ments of the Lake County Board. Mr. Koenen stated that they did meet the requirements of the Lake County Board, and in fact, they went beyond the standards. Mr. Seaberg asked if they would do any channeling to Aptakisic Creek. Mr. Koenen stated that they would not, but that there would be some diking along there to provide for future maintainence to the lake. Chairman Genrich asked if the retention area on the Lake County Property would be maintained. Mr. Estes indicated that it would be maintained by the County. Mr. Balling stated that he could see some R-O-W problems on the western part of the property. It seems that road may create an immediate demand as an alternative to Milwaukee Avenue. Does that bend to meet the existing R-OuW? Mr. Estes stated that there is an existing 30' R-O-W to the north. PLAN COMMISSION 10/17/73 Page 5 Chairman Genrich asked Mr. Seaberg where would this project come in terms of when Village water would be available. Mr. Seaberg stated that is sort of depends on what happens to the Hawthorn property. For this property, I think it will be at least a year away. Chairman Genrich informed Mr. Kaplan that he needed a list of the people to be notified of the public hearing. Before we do have our public hearing the Village will have to decide if it is to our advantage to get this project into the Village. He also asked Mr. Kaplan for a population hand-out, soil survey, plat of survey and tax impact hand-out. Mr. Kaplan stated that he would comply. The workshop session adjourned at 10:20 P.M. Respectfully submitted, A. Heneghan cording Sect'y. Approved: Carl Genrich, Chairman PRELIMINARY MINUTES - NOT APPROVED ah