Loading...
1973-01-03 - Plan Commission - Minutes • MINUTES OF THE REGULAR MEETING OF THE PLAN COMMISSION HELD ON JANUARY 3, 1973 Chairman, Carl Genrich, called the meeting to order at 8 :20 P.M. January 3, 1973. Commissioners Present: Chairman Genrich Mrs. Rech Mr. Yost Mr. Haarr Mr. Gamm Mr. Fader Mr. Van Engen Mr. VanHoorebeke Mr. Mendenhall Commissioners Absent: Mr. Harris Also present were Mr. Bob Grossman of Associated Planners, Mr. Tom Mahoney, Village Trustee, Mr. Jim Shirley, Village Trustee, and Mr. Bill Balling. Chairman Genrich stated that the main topic on the agenda would be to make a final decision on the Village Master Plan. He said the Village Board would then hold a Public Hearing on the Plan before it �./ is adopted by the Village. Mr. Grossman was asked to outline the plans under consideration. Mr. Grossman indicated that the plans under consideration had been narrowed down to Alternate 4 and 7, Alternate 4 being a composite of the first three alternate plans. Alternate 5 produced the lowest population and the worst economics and Alternate 6 was a slight mod- ification. Alternate Plan 7 specifies two different densities for planned devel- opments. The maximum density was arrived at 15 units per acre for multiple family. The single family goes up to 6 units per acre and the two PUD categories are averages of 8 and 10. Alternate 7 has reasonable economic virtue. It also has connected open spaces for bike trails, etc. Chairman Genrich asked if the Plan Commission members thought it feasible to have this proposed PUD density separated this way. Commissioner Haarr thought it would be hard to write it into an ordinance and thought it should be understood as a matter of policy. Mr. Grossman said he thought it would only take a small change in the Zoning Ordinance. Commissioner Mendenhall said he felt it should Plan Commission January 3, 1973 Page 2 be more than just a policy and there should be a specific ordinance on this. Mr. Grossman said these density guidelines are necessary to determine future school population and school sites. This should go into the Official Map so you can control these densities. Chairman Genrich asked Commissioners VanHoorebeke, Rech, and Van Engen what their recommendation was of the area east of the industrial park and west of Milwaukee Road. Commissioner Van Engen said their com- mittee feels it is desirable to include this area because the land along Milwaukee Road could become a valuable commercial property that would help our tax base. Comm. Rech said, however, if a con- cession must be made population-wise, this would be the place to do it. However, it is a logical boundary so we do not have the irregu- lar boundary that we now have on Dundee Road. Chairman Genrich said Commissioner Harris had been asked to meet with the members of the Plan Commission living in Lake County regard- ing the Lake County portion on the map, but he did not have a chance to call that meeting. Chairman Genrich asked if these members had `./ any comments to make. Commissioner Fader said it makes no difference to him how big Buffalo Grove becomes as long as it is done right. He said he thinks it would be desirable to merge the school districts in Lake County to provide a more realistic tax base in the County. It would also help to unify the community. Commissioner Gamm said he felt if a unit school district cannot be arrived at, the Village should use its influence to provide a broadened tax base. Commissioner VanEngen asked Mr. Grossman what the chances are for a Community Center. Mr. Grossman said he thinks it is very good be- cause this was originally the old Village Center and there are some properties already developed. Also there is a lot of open space that would make this ideal. I am talking about perhaps, a branch library, an enclosed mall, a theater, churches. Commissioner Gamm said he questions the feasibility of single family in the area east of the industrial park because of Milwaukee Road and the Marriot Hotel being planned east of Milwaukee Road. Plan Commission January 3, 1973 Page 3 �.J M . Grossman said we are talking about densities and not housing types. Also, there are already some single family homes on very large lots. Commissioner Rech said she feels that in Alternate 7, Bob had come as close to having a 50% ratio of multiple family and single family and she would not like to see more than 50% multiple family. Commissioner Haarr stated that a lot of work with Levitt has been done and he felt it is dealing Levitt an injustice to lower the den- sity of these two parcels (the map showed this area as single family) . He said he would like to see the area west of Milwaukee Road stay on the map but would like to see a red bar of commercial along Milwaukee Road. Mr. Grossman said the new building concepts such as "zero lot line" make good common sense in the Buffalo Grove area because of the difficult soil conditions and storm water retention. Commissioner Yost said he feels the way Stan does regarding the work \./ we have done in the area of the Levitt proposed development. He stated he likes the connecting strips of open space. Commissioner Fader asked if we could make provisions for this town center to have an integrated architecture. Mr. Grossman said this is best done with an agreement of all involved rather than a legis- lative thing. Comm. Fader said he feels that if each shop goes its own way, it could become another Dundee Road. Commissioner Yost said he would like to see more multiple family done with masonry construction. We should look a little more to these higher quality construction going into multiple family and perhaps this should be integrated into the PUD Ordinance where a credit would be given for this. Commissioner Mendenhall said he thinks multiple family is too high a density at 15. He also said he agrees with Comm. Rech on this 50% single family ratio and that this should be made very clear. He said that, regarding Levitt, he thinks the people have spoken and it should remain as shown on the map. Mr. Grossman said he thinks we are at a point where we are going to have to do something to bring the people together and there are ways this could be brought back (Levitt) and compromises made so every- Plan Commission January 3, 1973 Page 4 one is happy. Commissioner Mendenhall said he questions our going north etci Aptakisic Road. Mr. Grossman said much of this area is developed single family and he sees little incentive for them to annex into Buffalo Grove for quite some time. Commissioner Haarr said, regarding Levitt, he agrees with Bob that there is going to have to be some redoing but if it is a matter of policy of giong with the map, he thinks we should change the color on those parcels. Mr. Grossman said if you change those parcels, that you would have to make some changes in that entire area to conform. Mr. Cosmos asked are we going to follow the plan? Comm. Haarr said that is why he wants the Levitt parcels changed because he would hate to have to make an exception right away. Mr. Grossman said we are trying to anticipate things 20 years ahead and I have been in this long enough to see cities that have actually going completely with the plan, although there are sometimes unfor- seeable things that change major portions of the plan such as a hos- pital which can have a major impact on the area around it which would require nursing or student housing, etc. Mr. Brandwine of Levitt & Sons said, we want to be a good citizen. We have had good cooperation and what we have come up with makes a worthwhile contribution tax-wise. We have worked a year on this, but we are interested in coming back and working on it further when the Plan is adopted. Commissioner Fader asked if he was saying he would be willing to change their plan to conform with the map? Mr. Brandwine said we are agreeable to some modification but the way it is drawn right now, an area of open space almost eliminates one whole parcel and the open space we would be contributing would be free to the taxpayers and would be comparable in area to the open space shown there. Mr. Rich Heinrich said there is 150 acres along Dundee Road that has not been annexed to anyone yet and he is concerned that that area is zoned 6-10 density and is completely bordered on three sides by single family homes. Plan Commission January 3, 1973 Page 5 Mr. Grossman said that in the Zoning Ordinance you can establish design criteria so that where you have single family homes you can blend units bordering these areas. The situation on Dundee Road is that it is contiguous with Arlington Heights and there is talk of their building commercial there. Mr. Tom Damon said he gathered from the other meetings that the people did not want 60,000 people and you are still talking about these same figures in the same area. Chairman Genrich said it seems difficult for a layman to relate density figures to existing areas. He then asked Mr. Grossman to compare densities with other communities. Chairman Genrich said he felt he was correct in assuming that we are going to recommend the adoption of Alternate Plan 7 as it is or with some minor changes and asked if there were any motions. Commissioner VanEngen said he would like to make a motion we make a variation to this plan to accommodate Levitt. Comm. Haarr said he would like to see Levitt come in as a PUD 6 and seconded the motion. Commissioner Fader said he would like to remove the Swanson property from the Master Plan until we can decide what the density will be and whether the land should be developed at all because if we approve the Plan with Swanson in it, we are essentially approving their proposal as it is now. Commissioner Haarr said he did not see anyone running out and trying to buy the Swanson property to keep it open land. Comm. Fader said that is not our consideration whether anyone wants to buy the land, but rather what the best use for that land is. Commissioner Yost said he thinks we should lower the density on that land from 10 to 6. He suggested that we should specify the densities as being PUD 4-8 and PUD 8-12 so a developer knows what density he can go into. c��ccR� Commissioner Fader said he would like tone-a motion that we amend the Plan to have the Swanson property green. Commissioner Mendenhall said, regarding Levitt, he would like to see it left as it is and recommend to the Board that Levitt should have some consideration on this but not actually specify what we would give them. He said he did not think you should single out a developer because then others would want the same treatment. Plan Commission January 3, 1973 Page 6 Mr. Grossman said, from a planning standpoint, if you change the colors on these two parcels, you should change that whole area. This would not do much with the population or the school-age chil- dren, but it would compliment the economics. He said here we have the chance to implement the credit rating that we talked about be- fore because you have 30 acres of open space on the Wagner property which should be worth something. Commissioner VanEngen said he would like to amend his motion to leave the colors as they are and give a recommendation to the Village Board that Levitt be given some consideration, and a clarification on the density figures that PUD 6 should be 4-8 and PUD 10 should be 8-12. Comm. Haarr seconded the motion. Commissioner Haarr said a credit system might end up being in con- flict with the PUD Ordinance. Gih.ci:zcLV (L-- Commissioner Fader said he would like to maks--a- motion that we adopt the Plan as is except for the Swanson property which should be shown �.J in green. A straw vote was taken and the motion was defeated 5-4. Commissioner Yost said he would like to recommend we reduce the den- sity to PUD 6 on the Swanson property. This was defeated by 6-3. Commissioner Gamm made the motion-- the density on the Swanson property be reduced to Single Family (4) . Commissioner Mendenhall seconded the motion. motIon--gassed with a vote of ,O-tics Z o f `- ofca 4r .__ Commissioner Mendenhall ma mpt- that we have single family north and south of the Golf Course and leave the east as is. Chairman Genrich said he would like to take a vote on the original motion made by Comm. VanEngen. Comm. Fader said there are six members who are going to have to vote "no" on this motion because you do not want to add the Swanson amendment. A roll call vote was taken and the motion was defeated 5-4. Commissioner Fader made the motion we recommend the Plan as is with a recommendation to the Village Board that we give consideration to the Levitt parcels, that the Swanson property have a density of Single Family, and that the density figures be clarified as PUD 4-8 and PUD 8-12. Commissioner Mendenhall seconded the motion. Commissioner VanEngen said if you vote "yes" on this motion, we should Plan Commission January 3, 1973 Page 7 have Bob draw up Plan 8 because you do not know what it is going to do in terms of the schools, etc. Commissioner Mendenhall said he would like to include the Phoenix parcels north and south of the Golf Course to be Single Family. Commissioner Fader agreed. Commissioner VanEngen said he did not feel they had sufficient infor- mation on the impact of these changes to vote on it. A roll call vote was taken and the motion was defeated 6-3. Commissioner Fader made the motion we go to Alternate 8 and incor- porate the changes that were suggested. Commissioner Mendenhall said if we accept this Plan as it is, we are not listening to the people at the Swanson and liotalWarings. ,We, sat through three meetings and no-one said they plan ;around the--eIf--Cow ae--ate--if_-we vete for this-, -we-- are saying we accept -it. h Ito �./ Commissioner Gamm made the motion we recommend the Village Board adopt Alternate Plan 7 as is with the clarification of densities as PUD 4-8 and PUD 8-12. Commissioner Yost seconded the motion. A roll call vote found the following : Ayes : Commrs. VanEngen, Gamm, Haarr, VanHoorebeke, Yost, and Chairman Genrich. Nayes : Commrs. Rech, Fader and Mendenhall. Motion carried 6-3. Chairman Genrich suggested that individuals can submit their own feelings to the Village Board if they like. New Business Chairman Genrich said there was an article in the newspaper that there is a development under consideration at Dundee and 53 of high density and he feels the Plan Commission should let the County know how we feel about this since it is so close to Buffalo Grove. Commissioner Mendenhall made the motion we go on record as being opposed to high-density developments such as this being permitted in unincorporated areas such as this, and that a letter should be written and the Village represented at this hearing. Commissioner Haarr seconded the motion. Motion carried unanimously. Plan Commission January 3, 1973 Page 8 ` Commissioner Fader made the motion to reappoint Larry Gamm to the Plan Commission. Commissioner Haarr seconded the motion. Motion carried unanimously. Chairman Genrich said Otis Associates would be on the agenda next week and January 17 is a Public Hearing on Lieberman and Gregg Builders. Commissioner Haarr said next Tuesday, January 9, is a meeting of the PUD Committee. He also stated that Dominion has applied for Building Permits and he has not been in for any preliminary or final approval. It was suggested this be looked into. Commissioner Fader made the motion the meeting be adjourned at 11 :25 P.M. Commissioner Haarr seconded the motion. Motion carried. Respectfully submitted, • (id/Sid' Recording Secretly Approved: 6;',44,ei4 Carl Genrich, Chairman