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1973-03-07 - Plan Commission - Minutes 3/7/73 0 Ai MINUTES OF THE BUFFALO GROVE PLAN COMMISSION _n PUBLIC HEARING - HAWTHORNfPROPERTY `../ HELD ON MARCH 7, 1973 The Chairman, Carl Genrich, called the Public Hearing to order at 8 :25 P.M. , March 7, 1973. Commissioners Present : Mr. Genrich, Chairman Mr. VanEngen Mr. Haarr Mrs. Rech Mr. Gamm Mr. Keister Mr. Harris Commissioners Absent : Mr. Mendenhall Mr. Yost Mr . Fader Mr. Shields Also present were Mr. Arnold Seaberg, Village Engineer, Mr. William Kiddie, Park District Commissioner, and Mr. Tom Mahoney, Village Trustee, arrived at 10 :45 P.M. Chairman Genrich read the four Notices of Public Hearing as being published on February 21, 1973, in the Buffalo Grove Herald. Mr. Art Gingold, President of the Richards Group, Mr. Keith Lacy, Engineer for Tekton, Mr. Cliff Brouk, Director of Operations - Richards Group, Mr. Mark Beaubian, Attorney, Mr. Phil Sheridan, Director of Marketing - Richards Group, Mr. Rotan, Planner - Richards Group, Mr. John Hooper, Consulting Engineer, Mr. Louis Wright, Executive Vice President - Tekton, Mr. Bruce Goehmann, Berkus, and Mr. Bruce Johnston, Berkus, were sworn in. Mr. Gingold testified that this will be a joint venture of the Richards Group and Tekton Corporation. Mr. Beaubian testified he represents the owners of Lots 8, 11, 12 and 13, which will further be referred to as "the strip". He presented Exhibits 1-16 to the Commission. Mr. Lacy stated the 124-acre parcel is the one Tekton is interested in. He presented the Plat of Survey, Zoning Plat showing placement of the R-9 Multi-Family and B-3 Planned Business, a drainage anal- ysis map (generally everything flows to the east) . The next two exhibits were soil reports prepared by Louis T. Hooper and the Lake County Soil & Water Conservation District. Mr. Lacy said the Lake County report indicates there might be a soil problem in the area 3/7/73 of the proposed school site so Mr. Hooper was asked to take addi- `./ tional borings and they were good to excellent (Exhibit #19) . Mr. Johnston testified they plan a continuous green belt linking the other parts of Buffalo Grove to the Hawthorn project and the Industrial area. He said their concept is mini villages within a total village scheme. The neighborhoods are surrounded by green areas with walkways and bicycle paths leading to other areas of the project, the soccer field, and the Industrial area. He stated Neighborhood "B" was taken as an example. It will have 182 dwelling units of three different lifestyles. The first is a basic town- house which has the largest private outside space, a two-car garage (or a one-car garage and extra storage area) , and has the least- travelled open space. They will be one and two-story units and will ring the outside of the neighborhoods. Second is a multi-plex which will be one and two stories over a garage with one private outside space in the form of a courtyard. Third is a medium-rise condominium five (5) stories high with covered parking under a recreational plaza. Since it has the highest density, it will have the most open space near it and is located next to the plaza. All units are on a cul-de-sac so none will be entered off a major or minor street. Mr. Johnston stated there will be one large recreation area and small recreation facilities for each neighborhood for sitting, walking, etc. He said there will be a pond on the west side of the parcel and two retention areas on the east. He said they will build the major recreation area first and then the units that will be next to it. Mr. Johnston said most of the children will be generated by the townhouses so the green areas near them will be peppered with tot lots. The other green areas will have more hard surface and sitting space geared more toward adults. The multi-plex units will be in clusters of 16 and will have a large, walled courtyard with access to the open space. Mr. Hooper presented his engineering plans. He said the sanitary sewers will be connected to the Lake County sanitary sewers and the water mains will be 12 inches in diameter. He stated there will be an extension of Linden Avenue along the south end of the project to Chevy Chase Country Club. The drainage has a fall of approximately 30 feet from west to east. There will be swails leading to the lake and one leading from the lake. Neighborhood "B" will have 8-inch and 6-inch water mains connected to a well on the site. The sani- tary sewer will be run down the east side of the property to the lowest point and then branch west. The majority of the storm water retention of Neighborhood "B" can be done in the area itself with grading to create pconding which will drain into storm sewers. 3/7/73 Mr. Gingold said they are in the process of bringing this project into the Buffalo Grove Fire District instead of the Vernon Township District and that their proposal exceeds the requirements of the Fire Department. Recess at 9:35, meeting reconvened at 10 :00. Exhibits 32-36 (Engineering Drawings) were presented. Mr. Kiddie presented a written statement (attached) and said Mr. Stan Crosland and himself had spent considerable time with these men, but the Park District, as a Board, has not viewed this pro- ject. The Park District has a resolution which states that all development proposals must go before the entire Park Commission. They agreed to try to set up a meeting before next Wednesday. Mr. Kiddle said their primary concern is the centralized area where we have not arrived at an agreeable acreage. The minimum size for a school park is five (5) acres of land. The school will have a capacity of 600 + and they propose to allow 8 acres. The school has requested 10 acres, which would leave no land being donated to the Park District. Also, the engineering studies received this evening indicate the slope of this land will be an 8-foot drop and the location of the pond is at the outer edge of the develop- ment and the open area could be adversely effected by a runoff of water from this pond. Regarding the tot lots, although the Park District does not regard tot lots as acceptable in the computation of total park area, our prime concern is who will be responsible for the recreation of over 600 children? The Park District seems to have been left out. If we are not going to have any land in this area, who is going to provide the park land for these people if we are not going to be involved, and if we are going to be in- volved, then we will have to be included according to our resolu- tion, which requires 5.5 acres of land per 1, 000 ultimate popula- tion. Mr. Leo Pasatto introduced himself as representative of School District 102. He stated they have been working with these people tonight and have not come to any agreement yet but will be meet- ing with them again soon. Mr. Seaberg said he did not have time to review the plans yet. Commissioner Harris asked what the zoning and present development is on all sides of this property. Mr. Lacy stated that to the north is Horatio Gardens which is zoned County UR3. To the east is proposed industrial and to the east of that is Columbian Gardens, zoned County UR2 and not yet developed. To the south is Cedar Run Subdivision in Wheeling and to the west is the soccer club, zoned County UR3. Lots 8 and 11 are presently zoned residential in Lake 3/7/73 County and Lot 12 is zoned commercial in Lake County. Commissioner Harris asked what are the sizes of the two B-3 parcels? Mr. Gingold said they are one (1) acre and 5.2 acres. Commissioner Harris stated that the minimum size allowed under B-3 is four (4) acres. Mr. Gingold said they would be willing to go with B-2. Comm. Harris said he would prefer B-1, which is the most restric- tive, since they do not yet know what they plan to put on these parcels. Commissioner Haarr said the only commercial use appli- cable to one acre would be B-1. Mr. Gingold asked if there was any way they could zone that one-acre parcel which would allow a gas station, which B-1 does not. Commissioner Haarr said they would have to ask Mr. Raysa about possible zoning for Special Use. This point was tabled to be considered further. Commissioner Harris stated there is no road access going east to the Industrial area. Mr. Gingold said there is Linden Avenue along the south side of the property which will be a frontage road immediately adjacent to Lake-Cook Road. Commissioner Harris asked if they had done any traffic studies. Mr. Goehmann gave a verbal presentation of the traffic patterns and said the access roads to the west and the south will be 40 feet pavements which will handle two lanes of traffic out of the devel- opment. Commissioner Harris asked if they plan to use Weiland Road during construction. Mr. Lacy said they will build an access road off Linden Avenue first and will not come off Weiland. Mr. Johnston was asked to give some statistics. He stated there will be 1, 234 dwelling units. The neighborhoods are A-H and the unit distribution is shown on Exhibits 21 and 23. The dwelling units are : A - 154 total 36 condominiums 64 multiplex 54 townhouses B - 182 total 42 condominiums 76 multiplex 64 townhouses C - 256 total 60 condominiums 110 multiplex 86 townhouses 3/7/73 D - 138 total 32 condominiums 58 multiplex 48 townhouses E - 128 total 30 condominiums 54 multiplex 44 townhouses F - 76 total 18 condominiums 32 multiplex 26 townhouses G - 164 total 38 condominiums 70 multiplex 56 townhouses H - 136 total 32 condominiums 58 multiplex 46 townhouses 288 condominiums 44 1-bedroom 144 2-bedroom 100 3-bedroom 522 multiplex 261 2-bedroom 261 3-bedroom 424 townhouses 150 2-bedroom 274 3-bedroom Commissioner Harris stated that the only thing that is spelled out in the Agreement is that they agree to build 1, 234 units. Mr. Gingold said they would like to leave enough flexibility to build what the market demands. Commissioner Harris said we do not want to tie you down to exactly these figures, but would like to see some percentages, which would give you some flexibility, and if the market did not allow this, you could come back to change it. Mr. Gingold agreed to come up with some percentages. Chairman Genrich asked Mr. Kiddie clarify his written statement, which appeared to state that there is a minimum of three (3) acres of land missing from dedication to the Park District. Mr. Kiddie said that, as he sees it now, there is no land being dedicated at this time. Chairman Genrich asked if he was counting the school park site? Mr. Kiddie said he has seen no delineation of school 3/7/73 or park. Mr. Johnston pointed out these areas on the map showing the school and open space between it and the recreation building. He said they are hoping that they can trade off facilities with the school and the recreation center. The center will have a year-around swimming pool which could be used by the school and, perhaps the school gymnasium could be used for open recreation. He said they are far in excess of the required green open space. Mr. Gingold said that according to the Park District resolution which says you have to meet 5.5 acres of land per 1, 000 people, they have certainly met these requirements and he thinks what the Park District is asking is land over and above this. Mr. Kiddie said he would like to see the current owners indicate their will- ingness to be annexed into this Park District. Mr. Gingold said this is in the Annexation Agreement. Commissioner Harris said in the Annexation Agreement the developer refers to Exhibit B, which shows the actual land donation to the school. Mr. Gingold said he hopes he will have this for the Commission by next Wednesday. Commissioner Harris said the agree- ment to annex to the Park District is in one of the Agreements, but not in the other two. Mr. Beaubian said he will make that change. Commissioner Harris said the Agreement states that after five years, the property would revert to the present County zoning, and our Ordinance says it should revert to R-1. Mr. Beaubian said this will be changed. Commissioner Harris asked what zoning they are requesting for the Link property. Mr. Beaubian said, on Page 4 they ask for B-1, but this is an error and should be B-3. Commissioner Harris said that since you have no plan for development on this, would you accept R-1 and B-1? Mr. Beaubian said they might be willing to go with B-2. Commissioner Keister asked what they mean by the "capability for two cars"? Mr. Johnston said they are showing a one-car garage but they can put two-car garages in wherever required; mostly on the end units. In response to a question from Commissioner Haarr, Mr. Gingold said all of the units will be purchased and there will be a Homeowners Association handling the maintenance. Commissioner Haarr asked what the building and pavement coverages �./ are? Mr. Johnston said the overall coverage is 47% and the build- 3/7/73 ing coverage is approximately 15%. Commissioner Haarr asked how many parking spaces there will be? Mr. Johnston said they will have in excess of 2 to 1. Commissioner Haarr asked why we do not need an Annexation Agreement �./ for the R-1 parcel. Mr. Beaubian said it comes in automatically. Commissioner Haarr said on Page 7, Paragraph 16 of the Tekton Agreement, the street classifications are blank. Mr. Beaubian said it states we will build these according to Village Ordinances which will be a separate exhibit and should be similar to Otis. Commissioner Haarr said he is concerned about the method of storage water and this ponding method bothers him. Mr. Seaberg said we are trying it with Otis and we do not know how well it will work, but technically it should work. Mr. Hooper said this would take 1/3 of the area and pond it to one (1) foot during the 100 year rains. Commissioner Haarr said he would like to see the Public Hearing continued until we get all of these exhibits. \./ Commissioner Gamm said on Page 3, Paragraph 4, he is concerned about the zoning request for the manufacturing area. Mr. Beaubian said they already have manufacturing zoning in the County so it would not be to their advantage to accept anything less restrictive that what they already have. Commissioner Gamm asked Mr. Beaubian to get a copy of that zoning so we can see what they require. Mr. Gingold said basements will be an option in the townhouses and will be on slabs if no basements are wanted. Mr. Seaberg said sump pumps are required where there are basements and probably will have to be tied into the storm sewer. Upon questioning, he also said they are having a tax impact study done, but do not have copies yet. Commissioner Gamm said he would like to see an exhibit including the M-P along with the rest of the property, showing land uses. Commissioner Rech asked into what watershed the water will be diverted? Mr. Hooper said it will flow into Aptakisic Creek which joins with Buffalo Creek north of Chevy Chase. Comm. Rech asked if they would be willing to tell prospective purchasers of the 3/7/73 ponding as part of their marketing. Mr. Seaberg agreed this should be used in the marketing of these units Chairman Genrich asked if there would be more drainage from this property than there is currently. Mr. Hooper said there will be less runoff than presently. Chairman Genrich asked where the areas are that are currently in flood plain. Mr. Hooper pointed out one small area in the Industrial area. Commissioner Rech said it appears there is no direct access for fire fighting equipment to get into some of the areas. Mr. Gingold said the smallest court areas will be more difficult than the larger ones, but you can get right up to each unit. Commissioner Harris stated they could not get to the northwest corner of the 5-story building. Mr. Johnston said he feels you can get in close enough. Commissioner Harris said perhaps they could make parts of the plaza driveable. Mr. Gingold said the plaza will have planting boxes and a fountain creating an ice skating rink in the winter. Commissioner VanEngen asked how close they will be to Horatio Gardens. Mr. Gingold said approximately 30 feet plus the roadway. Commissioner VanEngen asked if the retention pond will ever over- flow. Mr. Hooper said it will contain itself during the 100 year storm and during the 101 year storm, it will overflow. Chairman Genrich said he would like to continue the Public Hearing to next Wednesday, March 14, and at that time, the developer should have the following: 1) Exhibits A-E alluded to in the Agreements, 2) the bedroom percentages, 3) an overall exhibit showing all the property and the land use, 4) tax impact study, 5) exhibit showing land dedicated for public use (school and park) , 6) annexation to the Park District in the other two Agreements, 7) spell out the reversion clause, 8) the change alluding to street specifications, 9) better delineation to County zoning on the Manufacturing Agreement. The Public Hearing was adjourned at 11 :55 P.M. until 8 :00 P.M. Wednesday, March 14, 1973. Respectfully submitted, t &r, Recording Secrary Approved: Carl Genrich, Chairman MINUTES OF THE (ij) BUFFALO GROVE PLAN COMMISSION REGULAR MEETING HELD ON MARCH 7, 1973 The Chairman, Carl Genrich, called the meeting to order at 11 :55 P.M. , March 7, 1973. Commissioners Present: Mr. Genrich, Chairman Mr. VanEngen Mr. Haarr Mrs. Rech Mr. Gamm Mr. Keister Mr. Harris Commissioners Absent: Mr. Mendenhall Mr. Yost Mr. Fader Mr. Shields Also present was Mr. Arnold Seaberg, Village Engineer. Commissioner Haarr said he would like to make a statement regarding the Dominion property. He stated he would like to inform the Village Board that what has been done with this property is illegal because no official motion was made by the Plan Commission to approve the final plat. This Commi- ssion has never signed anything at an official meeting, no motion was made, no one voted, and he said he feels it is the responsibility of the Commission members to speak up when this happens. He said he does not know how legal that final plat is, because according to the Subdivision Regula- tions, it is not legal. Commissioner Gamm said he given Commissioner Haarr his support. He said he was not aware this had been passed until this even- ing. He stated he was shocked and feels, as a private citizen, court proceedings should be brought up. Upon a question from Commissioner VanEngen, Commissioner Haarr read the Ordinance stating that the Village Board cannot act without a recommendation from the Plan Commission. Chairman Genrich said he did initiate approval of this within a workshop of the Plan Commission and everyone should have been there. Commissioners Harris and Haarr both stated we cannot approve anything at a workshop. `/ 3/7/73 Chairman Genrich said he would admit that might be open to criti- cism, but everyone present approved it and Dan Larsen was there. Commissioner Rech said there were not enough people present for a quorum. The members present were : Commissioners Mendenhall, VanEngen, Rech and Chairman Genrich. Commissioner Gamm arrived late. Commissioner stated that the approval of the Swanson property was not legal either because the by-laws say the majority of the members and we though it meant the majority of the quorum. The secretary was asked if she had the minutes from this meet- ing of February 28. She informed the Commission she was not present and no minutes were taken. Commissioner Haarr said we have never signed anything at a work- shop and now it comes to light that there were not even enough people present for a quorum. Commissioner Gamm said, not only is this a violation of our own by-laws, but also the State Statute organizing the Plan Commission. Commissioner Haarr said this is the second time the Commission has not made a recommendation to the Village Board and it has coincidentally happened on the same piece of property. He said Chairman Genrich could not sign something and send it on without a recommendation from us. We have to watch this kind of thing and we have a document going around which is illegal. Chairman Genrich said he accepts the blame and agrees it was done, it was wrong, and it will not be done again. Commissioner Haarr made the motion we recall this document from the Village Board and go over it again to act upon it, because of the fact the Plan Commission has not made a recommendation at an official meeting (please read previous discussion) . Commissioner Gamm seconded the motion. A roll call vote found: AYES : Commissioners Haarr, Gamm, Harris, Rech, VanEngen and Keister NAYES : None . 3/7/73 Commissioner Haarr made the motion the meeting be adjourned at 12 :16 A.M. Commissioner Harris seconded the motion. Motion carried. Respectfully submitted, Recording Secretary/ Approved: Carl Genrich, Chairman \./