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1972-11-22 - Plan Commission - Minutes 99 11/22/72 MINUTES OF THE PUBLIC HEARING SWANSON - ANNEXATION AND ZONING BUFFALO GROVE PLAN COMMISSION HELD ON NOVEMBER 22, 1972 Chairman, Carl Genrich, called the Public Hearing to order at 8 :15 P.M. , November 22, 1972, at the Municipal Building. Commissioners Present: Mr. Genrich, Chairman Mr. Yost Mr. Mendenhall Mr. Harris Mr. Gamm Mrs. Rech Mr. Fader Mr. VanHoorebeke Commissioners Absent: Mr. Haarr Mr. Friedman Mr. VanEngen Also present were Mr. Arnold Seaberg, Village Engineer, Mr. Tod Trayser, Appearance Commission, Mr. James Shirley, Village Trustee, Mr. Jim Duncan of School District ##96. Chairman Genrich read the Notice of Public Hearing as being pub- lished in the Buffalo Grove Herald. `► Mr. Paul Swanson, an Architect in Rosemont, Mr. Tom Moodhe, engineer, Mr. Ernest Wurfel of Donald Shoals & Co. , Mr. Ted Frampton, Designer, and Mr. Robert Garrett, Attorney, were sworn in. Mr. Swanson testified that approximately 60% of Lincolnshire was designed by Donald Shoals & Co. . They also did the Schaumberg project, Versailles-on-the-Lake. The property is 39.83 acres on the southeast corner of Arlington Heights Road and Checker Road. The parcel is bisected by Buffalo Creek. The Golf Course is east of the project. Mr. Swanson said they would like to direct their project to the upper-middle class income bracket of people. There would be 3-story rental units to the north of Buffalo Creek and condominiums and townhouses to the south of the Creek. They will be mainly colonial style. There will be a model building for the rental units. The commercial center will be in the Long Grove flavor such as candle shops and boutiques. There will be some office and professional space. They propose a • 103 11/22/72 like 100 gallons with a maximum of 180. The Buffalo Grove average is 50 gallons. Commissioner Rech asked how many wells there are? Mr. Seaberg said five (5) . Comm. Rech asked what the safe water level is before the well collapses? Mr. Seaberg said it does not collapse, but the water table drops. Commissioner Mendenhall said he does not think their retail area is needed or desirable. He said he questions their underground parking in this area and they are subjecting themselves to flood- ing. Commissioner VanHoorebeke asked what will happen to the model building? Mr. Swanson said it will always remain as a model build- ing because you are continually leasing and it will be used as an office. Comm. VanHoorebeke stated that he has reservations regard- ing this project because of the Soil Report. Mr. Swanson said they had good soil bearings at 6-8 feet on most of the site. There are some problems such as the water-bearing capacity of the soil. This type of soil is in this whole area and has to be dealt with. It is a problem, but we feel we can deal with these problems. Mr. Wright asked if sump pumps and emergency generators will be incorporated? Mr. Swanson said sump pumps and methods of water- proofing will be used. He said any openings to these lower levels will be sealed and waterproofed. Commissioner Fader asked why the apartments are placed where they are? Mr. Swanson said one reason is because of the type of soil and because this side is lower and, the buildings being 3-story, they felt this would be the best place. Comm. Fader said, your project is attractive, but looks sort of lopsided because of this division. He said he thinks it would make more sense to have the apartments on the southern border because this abuts a higher density project and the northern border abuts single family homes. He asked if the apartment dwellers will have access to the recrea- tional facilities? Mr. Swanson said yes and a Homeowner 's Associa- tion will maintain them. The owner, on behalf of the tenants, will negotiate with the Homeowner 's Association. Commissioner Fader asked if they would be willing to adjust their Site Plan to fit in with the surrounding areas? Mr. Swanson said if this is the general feeling, we would consider revising this Plan. Comm. Fader said he thinks they are a quality builder and would like to see a project such as this developed in this Village, but does not like the site they have chosen. Commissioner Gamm said he agreed with Commissioner Fader regard- ing moving the apartments. • 102 11/22/72 \ + Lake County for this privilege. Regarding flooding, we know we have problems on our property and there is a moral responsibility to see this problem is not worsened. We are area builders and I am a young man who would like to stay in the business in this area and we cannot do this if we build a project which floods every- one out. We will do everything possible to insure this does not happen. This has to go through many agencies before we can get approval to develop this land. Mr. Seaberg stated, regarding the sanitary system, there will be a new system to service this development and Chesterfield. These will be tied into a new system at Route 83. Chairman Gen- rich asked Mr. Seaberg to outline the program for the next two years. Mr. Jerry Davis of 10 Knight Hill Court stated that, if the Con- servation District is saying this project should not be built, why has the builder spent his money to have this Hearing? He asked where the Commission members lived and the qualifications of the Engineer. Mr. Donald E. Felix asked to be sworn in. \./ Mr. Seaberg stated that the well site on Arlington Heights Road will afford one million gallons extra water storage. If there is development north of 83, there will be another well which will be paid for out of developer contributions. That well draws water from 1300 feet under ground. Mr. Davis said there is not enough water pressure now and my water softener will not cycle because the water pressure is not suffi- cient to start the cycle. Mr. Seaberg said we will not suffer lower pressure because of this project because we will be putting in an additional reservoir and an additional pump. You will never get away from low pressure on hot summer days, but more development will not make it worse. Mr. Davis asked if this pond water would ever drain down into the drinking water reservoir? Mr. Seaberg said no. Mr. Davis asked if this will become a stagnant pool? Mr. Swanson said, with the amount of water that comes down Buffalo Creek, he would say no. Commissioner Rech asked Mr. Seaberg if he agrees with the figure of 180 gallons per person per day? Mr. Seaberg said it is more 101 11/22/72 Commissioner Rech (speaking for the Park District) said the access to the recreational area appears limited. The open space require- ments are agreed upon. The Park District would like a letter of their population projections. Mr. Swanson said it would be approx- imately 1,000. Commissioner Rech said, in Section 23.1, there is no provision for the 6.4 acres of land dedication to the Park District around the lake. Comm. Rech also stated that the recrea- tional building could be a little larger. The 125 school-age children will need more play area than provided. Also, the people in the apartments are cut off from the play area and would like to see some area provided there. She also would like to see them move the playground away from the pool and pond. Commissioner Fader said there seems to be two issues regarding parks, but the real issue is whether this land should be developed at all. He stated that he wished a representative was here from the Park District to address themselves on this and feels it should be left as open space. Mr. Wright of Lake County Soil & Water Conservation District said 19 acres, or 47% of the site is on flood plain and they are pro- posing only 5 acres of retention. This would fall far short of the needed compensatory storage, however, Mr. Moodhe has said they will meet all requirements. Mr. Wright said he does not see how this can be possible. It is the policy of Lake County that there will be no filling of the flood plain without compensatory retention being done first. Commander Frank Sequeira, who lives on the corner of Knight Hill and Checker Road, asked where the drainage ditch east of Arbor Gate would go? Mr. Swanson said this will be drained around their property underground. Cdr. Sequeira said this area where they want to build is inundated at least twice a year and the residents are concerned where this water will go when they build there. He said we also have a water shortage and crowded condi- tions in the schools. Mr. Swanson said, regarding the water shortage, there was a study conducted and the results are that there will be a new well provided. We are paying our share (which is $150 per unit) . Regarding the sanitary sewer, there will be a new sewer put in and we will tie in to another sewer and not to the existing sewer which services Strathmore; and we are paying $300 per unit to 100 11/22/72 Montesorri Day Care School and a fenced-in area with playground equipment. In the center of the area, the landscaping will pro- vide mounds for the children to play on. There will be a very low percentage of 3-bedroom rental units and quite a bit 1-bed- room and efficiency units. The condominiums will have four units in each building with a garage and parking space for each. The townhouses will have six and eight units in each building. In the rental, there will be 58 units with 16 efficiencies, 24 one-bed- room, 12 two-bedroom, and 6 three-bedroom units. The townhouses will range in price from $47, 500 - $59, 500; the garden condomin- iums will be $32, 500 - $44, 500; and the rental units will be $225 - $425 a month. The commercial area will be 3.8 acres. The density is 11.4 units per acre with a total of 380 units. Mr. Swanson said they expect to start with the condominiums and recreation building by Feb- ruary or March. They will start the apartments in the fall of 1973 and the commercial in the fall of 1974. Mr. Swanson said the value of the project will be $12-1/2 million. Mr. Swanson said they would donate a strip of land on either side of the retention area to the Park District. Mr. Barrett presented Exhibits 1-10. Chairman Genrich asked Mr. Barrett to summarize the Annexation Agreement. Mr. Swanson said, because they will have more than 50% green space, they are entitled to credit regarding the Park District. They feel their project is not large enough to dedicate land to the schools and will donate $57, 500 instead. Mr. Swanson said they submitted their original Plan to the School District and revised this plan using Mr. Hitzeman 's figures. The figure $57, 500 is only a guess. The number of students generated would be : K-5 - 82.46 and 6-12 - 35.51. Mr. Duncan said they agree to these figures and are in agreement with the developer. The student impact would be taken care of by their third school, which is under construction. Mr. Swanson said there will be additional revenue gained by the School District and an extra $6,000 to the Village.